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HomeMy WebLinkAbout1996-03-26MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, MARCH 26, 1996 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 6:30 PM (Agenda Review) REGULAR MEETING - 7:00 PM Council Chambers - Civic Center Huntington Beach, California PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Holden, Livengood, Kerins, Biddle, Gorman, Tillotson, Speaker AGENDA APPROVAL 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 CONDITIONAL USE PERMIT NO.95-91 (REDEEMER LUTHERAN PRESCHOOL/KINDERGARTEN) (CONTINUED FROM THE MARCH 12, 1996, PLANNING COMMISSION MEETING): APPLICANT: Richard Brumfield LOCATION: PROJECT PLANNER: 16351 Springdale Street (west side of Springdale Street, north of Heil Avenue). Susan Pierce 1 7 L] Conditional Use Permit No. 95-91 represents a request to permit installation of a 1,600 sq.ft. modular classroom building and to increase enrollment from 62 preschool children to 84 preschooUkindergarten children. The private preschool is currently operating at an existing church facility and the modular building will be located at the rear. Operation of the preschool/kindergarten facility occurs between the hours of 6:30 AM and 6:00 PM Monday through Friday. The application was continued from the February 27, and March 12, 1996, meetings to allow the applicant an opportunity to revise the project to address concerns raised at the public hearing. The applicant has requested additional time to finalize the revision. STAFF RECOMMENDATION: Planning Staff recommends continuance to the April 23, 1996, Planning Commission meeting. A MOTION WAS MADE BY KERINS, SECOND BY GORMAN, TO CONTINUE CONDITIONAL USE PERMIT NO. 95-91 TO THE APRIL 23, 1996 PLANNING COMMISSION MEETING, AT THE APPLICANT'S REQUEST, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Kerins, Biddle, Gorman, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED B-2 COASTAL DEVELOPMENT PERMIT NO. 95-39NARIANCE NO.95-32: APPEAL (SANITATION DISTRICT TREATMENT PLANT): APPLICANT: County Sanitation Districts of Orange County APPELLANT: Councilmember Tom Harman and County Sanitation Districts of Orange LOCATION: PROJECT PLANNER: PC Minutes - 3/26/96 22212 Brookhurst (approximately 2,200 feet north of Pacific Coast Highway, adjacent to the Santa Ana River). Mary Beth Broeren 2 (p=048) Transmitted for Planning Commission consideration were two appeals of Coastal Development Permit No. 95-39 and the Variance No. 95-32 which were approved by the Zoning Administrator on January 10, 1996. The applications represent a request to construct two structures at Treatment Plant No. 2 operated by the County Sanitation Districts of Orange County. One of the structures is an 86 foot high surge tower that will replace a 55.5 foot high tower and be located approximately 400 feet closer to Pacific Coast Highway. The variance is for the surge tower because it exceeds the maximum 40 foot height permitted for the property. The applicant has indicated that the new location is necessary because of the presence of seismic faults at the location of the existing tower and the variance request is necessary in order to accommodate projected flows. The second structure is a 3,200 square foot pump station that will replace an existing 400 square foot station. The new pump station is required because of projected demand for water flows. The first appeal is by Tom Harman, City Councilmember, who expressed concerns about negative visual impacts from Pacific Coast Highway. The second appeal was by the applicant because of two conditions of approval pertaining to water issues. The applicant has agreed to include the City in a facility master plan effort to begin late this summer. As part of that effort, landscaping and other aesthetic concerns will be evaluated. STAFF RECOMMENDATION: Staff believes that this will adequately address the visual impact issues raised in the appeal. Regarding the two conditions of approval appealed by the applicant, staff has worked to resolve these issues; however, the Department of Public Works requests that this item be continued so that a full resolution can be achieved. Therefore, staff recommends that the Planning Commission continue Coastal Development Permit No. 95-39 and Variance No. 95-32 with the applicant's concurrence. A MOTION WAS MADE BY LIVENGOOD, SECOND BY TILLOTSON, TO CONTINUE THE APPEAL OF COASTAL DEVELOPMENT PERMIT NO. 95-39 AND VARIANCE NO. 95-32 TO THE APRIL 9, 1996, PLANNING COMMISSION MEETING AS REQUESTED BY STAFF, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Kerins, Biddle, Gorman, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes - 3/26/96 3 (p=048) B-3 CONDITIONAL USE PERMIT NO. 95-95 (ROMANO' S MACARONI GRILL): APPLICANT: Steve Lewis LOCATION: 7777 Edinger Avenue (northwest corner of Beach Boulevard and Edinger Avenue). PROJECT PLANNER: Susan Pierce Conditional Use Permit No. 95-95 represents a request to construct a 7,604 square foot restaurant with alcoholic beverage sales. The restaurant will be open daily from 11:00 AM to 11:00 PM. Patrons will use existing parking areas adjacent to the site. Immense landscaped areas will be provided on three sides of the building consistent with the Edinger Corridor Plan. Staff recommends reorienting or redesign of the building to focus toward the intersection which is the gateway to Huntington Beach. STAFF RECOMMENDATION: Staff recommends approval of the proposed restaurant with alcoholic beverage sales for the following reasons: ♦ Adequate parking is provided to serve the proposed restaurant and regional mall. ♦ The proposed restaurant with alcoholic beverage sales is compatible with surrounding commercial uses. ♦ Landscaping will be provided consistent with the Edinger Corridor Plan. ♦ The proposed use is compatible with surrounding land uses. ♦ The proposed project is consistent with the Land Use Element's Commercial General land use designation of the General Plan. THE PUBLIC HEARING WAS OPENED. Steve E. Lewis, 6820 LBJ Frwy., Dallas, TX, applicant, stated his opposition to staffs Alternative `A' and `B' layouts. Mr. Lewis said he opposed Alternative `A' as the flow of the restaurant with an open kitchen theme would be affected. The opposition to Alternative `B' was due to the fact that the re -orientation of the building would create a need for a lot line adjustment which would have to be approved by all owners. Mr. Lewis stated he was in agreement with Design Review Board recommendations. PC Minutes - 3/26/96 4 (p=048) Della Chadwell, 7777 Edinger Avenue, Manager Huntington Beach Center, stated that the Huntington Beach Center would also be opposed to Alternative `B'. Ms. Chadwell stated the request for lot line adjustment must be submitted to all owners of the property for right of approval. When a request such as this is brought forward it allows the other owners the right to re -negotiate for issues pertaining to their sites. Ms. Chadwell stated that many of the current property owners have issues and would use this process to bring them out, therefore, possibly nullifying this deal or any future plans for this site. Scott Hess, Senior Planner, stated that another alternative to a lot line adjustment would be to record a covenant from the Building Division if the subject site and the adjacent site have the same owner. Della Chadwell, stated that she would have to explore this option with her legal staff. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Commissioner Tillotson stated that it would be worth exploring the option of a covenant by contacting the necessary people and determine if it would be feasible. Commissioner Holden stated that the applicant has already expressed the difficulty it would be to deal with the other property owners. He stated that since their would be problems in re -configuring the building, and the acquisition of a covenant being a lengthy process he would be in favor of the plan as submitted by the applicant. Commissioner Kerins asked staff if the parking stalls in Huntington Beach Center had been changed to meet City standards within the last ten (10) years. Staff stated that they had been when the Mervyn's addition was built. Commissioner Kerins also asked staff if the Landscape Plan would come before a body in the City before installation. Staff stated that before installation it would be reviewed by the Park and Landscape Division and Community Development Department for compliance with the Design Review Board recommendation and the Zoning and Subdivision Ordinance. Howard Zelefsky, Planning Director, stated that the Planning Commission could incorporate a condition that would allow three (3) alternative scenarios to occur: 1) the property owners agree to a lot line adjustment; 2) the Building Division would allow a covenant to hold the properties as one; or 3) the building would be built as submitted by the applicant. Mr. Zelefsky stated that this would avoid any unnecessary delays. Commissioner Livengood stated that he thought the applicant's submittal was an outstanding design, with great landscaping and in a good position. He felt too much work was being put into making a small change. PC Minutes - 3/26/96 5 (p=048) A MOTION WAS MADE BY LIVENGOOD, SECOND BY HOLDEN, TO APPROVE CONDITIONAL USE PERMIT NO. 95-95, AS SUBMITTED BY THE APPLICANT AND INCORPORATING THE DESIGN REVIEW BOARD'S RECOMMENDATIONS, WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Biddle, Gorman, Tillotson, Speaker NOES: Kerins ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 95- 95: 1. The establishment, maintenance and operation of the 7,604 sq.ft. restaurant with alcoholic beverage sales will not be detrimental to the general welfare of persons working or residing in the vicinity or detrimental to the value of the property and improvements in the neighborhood because: a. The proposed project is located a minimum of 300 feet from residential, public - semipublic, and other sensitive uses. b. Adequate parking is provided for the Mall. The site contains 4,138 parking spaces for 863,884 sq.ft. gross leasable area in the Huntington Beach Mall. This exceeds the 4,010 spaces required based upon the proposed restaurant and existing mix of uses plus the 7% parking variance approved in 1965. c. The conceptual landscape is consistent with the Edinger Corridor Plan. d. The building does not block views of other existing commercial uses. 2. Based upon the recommended conditions of approval, the proposed 7,604 sq.ft. restaurant with alcoholic beverage sales will comply with the provisions of the base district and other applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision Ordinance. 3. The granting of the conditional use permit for 7,604 sq.ft. restaurant with alcoholic beverage sales will not adversely affect the General Plan. It is consistent with the Land Use Element designation of Commercial General on the subject property. In addition, it is consistent with the following goals and policies of the General Plan: a. To insure commercial development that is economically viable, attractive, well related to other land uses, and satisfies the needs of the City's residents. (3.4.2.8) PC Minutes - 3/26/96 6 (pcm048) b. To promote the development of services and facilities necessary to support a tourist industry by 1) Continuing to diversify the economic base of the City and increasing the tax base. (3.4.2.8.2) 2) Promoting tourist -related retail development in appropriate locations. (3.4.2.8.4) 3) Continuing to promote development of commercial centers. (3.4.2.8.6) CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 95-95: The site plan, floor plans, and elevations received and dated January 30, 1996, and the elevations received and dated March 4, 1996, shall be the conceptually approved layout with the following modifications: a. The parapet wall shall be the height as depicted on the elevations dated January 30, 1996. b. The rooftop mechanical equipment shall be painted to match the roof/parapet walls. c. Identify method for compliance with floodplain requirements. 2. Prior to submittal for building permits, the following shall be completed: a. The Design Review Board and Community Development Department shall review and approve the revised site plan and elevations as modified pursuant to Condition No. 1. Said plans shall include construction method selected for floodplain compliance. b. A separate, new building address for the proposed project shall be obtained from the Planning Division. c. Depict all utility apparatus, such as but not limited to back flow devices and Edison transformers, on the site plan. They shall be located and screened in compliance with Section 230.76 B of the Huntington Beach Zoning and Subdivision Ordinance. d. Elevations shall depict colors and building materials proposed and as approved by the Design Review Board. PC Minutes - 3/26/96 7 (p=048) 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. f. 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. g. The reference page for the working drawings for building permits and for plumbing, electrical and mechanical permits shall include all conditions of approval imposed on the project printed verbatim. h. Fire Department requirements shall be noted on the building plans: 1) A fire alarm system will be installed to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. Shop drawings will be submitted to and approved by the fire Department prior to installation. The system will provide the following: a) water flow, valve tamper and trouble detection and b) 24 hour supervision. (FD) 2) Automatic sprinkler systems will be installed throughout to comply with Huntington Beach Fire Department and Uniform Building Code Standards. Shop drawings will be submitted to and approved by the Fire Department prior to installation. (FD) 3) Fire extinguishers will be installed and located in areas to comply with Huntington Beach Fire Code Standards. (FD) 4) Fire lanes will designated and posted to comply with City Specification #415. (FD) 5) One fire hydrant will be installed prior to combustible construction. Shop drawings will be submitted to the Public Works Department and approved by the Fire Department prior to installation. (FD) PC Minutes - 3/26/96 8 (p=048) 6) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be sized a minimum of six (6) inches with a brush stroke of one and one-half (1-1/2) inches. (FD) 7) Exit signs and exit path markings will be provided in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. Low level exit signs will be included. (FD) 3. Prior to issuance of building permits, the following shall be completed: a. A lot line adjustment request shall be submitted and approved by the Zoning Administrator if deemed necessary as a result of the reoriented building. The lot line adjustment shall be recorded with the Orange County Recorder and a copy of the recorded document filed with the Department of Community Development prior to final inspection or occupancy of the proposed restaurant. b. The building plans shall depict compliance with State Handicapped Regulations including access and parking for the disabled. (BD) c. A Landscape Construction Set must be submitted to the Department of Public Works. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plan 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 Chapter 231 of the Zoning and Subdivision Ordinance, the Water Efficiency Ordinance, and the Edinger Corridor Plan. A minimum of five palm trees shall be planted at the intersection of Beach Boulevard and Edinger Avenue. The set must be approved by the Departments of Public Works and Community Development 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. (PW) d. 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. (PW) PC Minutes - 3/26/96 9 (p=048) e. The subject property shall provide a copy of a recent reciprocal driveway and parking easement(s) document between the subject site and adjacent properties. f. An interim parking and/or building materials storage plan shall be submitted to the Department of Community Development to assure adequate parking is available for employees, customers, contractors, etc., during the project's construction phase. g. Submit copy of completed FEMA Elevation or Floodproofing Certificate to the Department of Community Development. 4. Prior to final approval of the building permit (or issuance of a Certificate of Occupancy), the following shall be completed: a. All water improvements shall be designed and installed per the City of Huntington Beach Water Division's design criteria, standards plans and specifications. (PW) b. The proposed building shall have separate domestic and irrigation water services. The domestic water service shall be sized per the Uniform Plumbing Code, and the irrigation water service shall be sized per the City of Huntington Beach Landscape Architect. Both water services shall include backflow protection per the City of Huntington Beach Water Division's Standard Plans and City Ordinances. (PW) c. Any existing overhead utilities shall be installed underground. (PW) d. Remove the easterly driveway on Edinger Avenue and construct curb, gutter and sidewalk. (PW) e. Remove and replace the exiting sidewalk on Edinger Avenue. (PW) f. Remove the pedestrian crosswalk at the northwest corner of the project. (Northbound motorist would likely not have enough time to react to westbound pedestrians.) (PW) g. The applicant shall restripe the parking lot so that it conforms to provisions of Title 24 of the California Administrative Code. h. All improvements (including landscaping) to the property shall be completed in accordance with the approved plans and conditions of approval specified herein. i. Compliance with all conditions of approval specified herein shall be accomplished. PC Minutes - 3/26/96 10 (p=048) j. All building spoils, such a unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. k. If a flood elevation certificate was submitted prior to issuance of building permits, a copy of an "as -built" certificate shall be submitted to the Department of Community Development. 5. Prior to the sale of alcoholic beverages, a copy of the Alcoholic Beverage Control Board (ABC) license, along with any special conditions imposed by ABC, shall be submitted to the Department of Community Development. Any conditions that are more restrictive than those set forth in this approval shall be adhered to. 6. If live entertainment or outdoor dining are proposed at a later date, a new conditional use permit shall be required. INFORMATION ON SPECIFIC CODE REOU=MENTS: 1. All applicable Public Works fees shall be paid. 2. Traffic Impact Fees shall be paid at the time of final inspection or Certificate of Occupancy. 3. An encroachment permit shall be required for all work within the City right-of-way. 4. The development shall comply with all applicable provisions of the Municipal Code, Building Division, and Fire Department as well as applicable local, State and Federal Fire Codes, Ordinances, and standards. 5. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 6. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 7. The Planning Commission reserves the right to revoke Conditional Use Permit No. 95-95, pursuant to a public hearing, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 8. Conditional Use Permit No. 95-95 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Department of Community Development a minimum 30 days prior to the expiration date. PC Minutes - 3/26/96 11 (p=048) C. CONSENT CALENDAR C-1 PLANNING COMMISSION MINUTES DATED MARCH 12, 1996 A MOTION WAS MADE BY GORMAN, SECOND BY SPEAKER, TO APPROVE THE PLANNING COMMISSION MINUTES DATED MARCH 12, 1996, AS CORRECTED, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Kerins, Biddle, Gorman, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED D. NON-PUBLIC HEARING ITEMS D-1 PRELIMINARY REDEVELOPMENT PLAN AMENDMENTS: APPLICANT: City of Huntington Beach Redevelopment Agency - LOCATION: Yorktown -Lake, Talbert -Beach, Main -Pier, Oakview, and Huntington Center Redevelopment Areas PROJECT MANAGER: Stephen Kohler In December, 1995, the Redevelopment Agency staff presented the Redevelopment Agency members a comprehensive analysis of the state of redevelopment in Huntington Beach. In general, redevelopment in the City is constrained by the expiration of eminent domain, financial, and debt limitations in the Redevelopment Plans of the Agency's five Redevelopment Projects (Yorktown -Lake, Talbert -Beach, Main -Pier, Oakview, and Huntington Center Commercial District) that inhibit the Agency from undertaking new projects and programs to remove blight in the project areas. In addition, due to declining assessed values at Huntington Center and an overall slowdown in new development in the Agency's other project areas, the Agency is faced with revenue shortfalls in the Huntington Center and Main -Pier project areas that has caused the Agency to defer previously authorized redevelopment activities. PC Minutes - 3/26/96 12 (pcm048) In order to correct these circumstances, the Agency authorized staff to proceed with actions to amend and merge each of the Redevelopment Plans, to establish a single merged Redevelopment Project. In addition to offering the Agency increased financial capacity, more time to incur indebtedness, collect revenue, and initiate projects and programs, and a new 12-year period within which the Agency can employ eminent domain on nonresidential properties in the Main -Pier and Huntington Center Project Areas, the Amendment/Merger would give the Agency greater financial flexibility to shift resources throughout the merged Project Area to more effectively target redevelopment needs. The process to amend and merge the existing Redevelopment Plans is a 9- to 12-month undertaking, and involves the Planning Commission, Agency, City Council, and a joint Agency/City Council public hearing. The California Community Redevelopment Law (Health and Safety Code Sections 33000, et sea.) requires the Planning Commission to formulate a preliminary plan for the redevelopment of the merged Project Area. Generally, the Preliminary Plan must include a description of the boundaries of the project area, a general description of the existing land uses, layout of principle streets, proposed population densities and building intensities, the general objectives of the Preliminary Plan, a statement of conformity to the General Plan, and a discussion of any potential impacts to surrounding neighborhoods. As stated in the attached Preliminary Plan, the Amendment/Merger does not propose to alter the boundaries of the existing project areas. A public hearing is not required prior to the approval of a Preliminary Plan. Further, approval of the Preliminary Plan does not connote final approval to the Amendment/Merger. Approval of the Amendment/Merger is scheduled to be considered by the City Council in October, 1996, following a joint Agency/City Council public hearing. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approve Resolution No. 1513 approving a Preliminary Plan for the Huntington Beach Redevelopment Project. Commissioner Tillotson stated she would be abstaining from voting on this request due to a conflict of interest with certain properties. Commissioner Gorman asked staff if the current areas reflect the land use designations of the newly updated General Plan. Staff stated this reflects as they exist or as they will be amended. Commission Kerins asked staff to explain the merger to increase tax increments in the project areas. David Biggs, Economic Development Director, stated that when the Redevelopment Agency receives the monies exceeding the property tax cap, it must be applied to the project area from which it was received. The merger will allow the Agency the flexibility to shift the resources received throughout the project area's to more effectively target redevelopment needs. PC Minutes - 3/26/96 13 (p=048) A MOTION WAS MADE BY GORMAN, SECOND BY LIVENGOOD, TO APPROVE RESOLUTION NO. 1513 APPROVING A PRELIMINARY PLAN FOR THE HUNTINGTON BEACH REDEVELOPMENT PROJECT, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Kerins, Gorman, Speaker NOES: Biddle ABSENT: None ABSTAIN: Tillotson MOTION PASSED E. PLANNING COMMISSION ITEMS/INOUIRIES The Commission discussed holding a special Planning Commission Workshop and scheduled it for Friday, April 19, 1996 from 12:00 PM to 5:00 PM. Commissioner Kerins - publicly commended Mr. Jon Ely for his extensive research as a citizen and contribution to the City Council discussion regarding the Urban Design and Utilities Element in the General Plan Update hearings. F. COMMUNITY DEVELOPMENT ITEMS F-1 CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Howard Zelefsky, Planning Director - restated actions taken at the March 25, 1996 City Council meeting. F-2 PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Senior Planner - discussed items for the April 9, 1996, Planning Commission meeting. PC Minutes - 3/26/96 14 (pcm048) L 1 G. ADJOURNMENT: Adjourn to the April 9, 1996, Planning Commission meeting. A MOTION WAS MADE BY SPEAKER, SECOND BY GORMAN, TO ADJOURN TO A 6:30 PM STUDY SESSION ON APRIL 9, 1996, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Holden, Livengood, Kerins, Biddle, Gorman, Tillotson, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kjl APP VED BY: Vrd Zelefs S ret Planning Commission Chairperson PC Minutes - 3/26/96 15 (pcm048)