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HomeMy WebLinkAbout1998-03-10r� MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, MARCH 10,1998 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California STUDY SESSION - 4:00 PM SMALL LOT SINGLE FAMILY RESIDENTIAL DEVELOPMENT FIELD TRIP - Staff PROPOSED RMH-A DEVELOPMENT STANDARDS - Wayne Carvalho AGENDA REVIEW - Scott Hess REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P P P P P P P ROLL CALL: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker AGENDA APPROVAL Anyone wishing to speak must fill out and submit a form to speak. No action can be taken by the Planning Commission on this date, unless the item is agendized. Any one wishing to speak on items not on tonight's agenda or on non public hearing items may do so during ORAL COMMUNICATIONS. Speakers on items scheduled for PUBLIC HEARING will be invited to speak during the public hearing. (4 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS) A. ORAL COMMUNICATIONS Joe Gergen, 927-10`}' Street, spoke in regards to complaints received about the height of his newly constructed garage. He stated that he has applied to the City for a variance request after he found he was in violation of City codes. He stated that he was continuing to apply sheeting to the garage roof in order to protect it from the heavy rains. He stated he had then been issued a stop work order and that a City employee had stated the order was issued because of City Council and Planning Commission pressure . Mr. Gergen felt that this was unjust action taken. Mona Gergen, 927-10t' Street, stated that the garage will be compatible with the proposed house they will be constructing. She also stated that her husband, Joe Gergen, does not conduct business out of the home or bring work equipment home to be stored in the garage. Brian Ries, 929 10a' Street, adjacent neighbor, spoke in support of the Gergen's garage. Patrick Kirby, 933 & 935 10'' Street, property owner, spoke in support of the Gergen's garage. B. PUBLIC HEARING ITEMS B-1 RECONSIDERATION OF CONDITIONAL USE PERMIT NO.96-79/VARIANCE NO.96-27 (REVISED TWO STORY, SPLIT LEVEL HOUSE) (REFERRED BY CITY COUNCIL): APPLICANT: Gilda Keshavarzian LOCATION: 18741 Jockey Circle (at the terminus of Jockey Circle, southwest of Ellis Avenue and Saddleback Lane PROJECT PLANNER: Susan Pierce Conditional Use Permit No. 96-79 and Variance No. 96-27 (Revised) represent a request by Gilda Keshavarzian to construct a two story, split level single family residence with variances to permit a twenty (20)-foot rear yard setback in lieu of minimum 50 ft. and to exceed the maximum two foot cut and fill grading limitation. The proposed structure will be on a lot which currently has a grade differential of three feet between the high and low points on the site. The revised plans reflect the concerns of the Homeowners' Association and adjacent neighbors. These plans were referred by the City Council at their February 17, 1998, meeting to the Planning Commission for review and action. The property is located at the terminus of Jockey Circle, west of Saddleback Lane within the Ellis-Goldenwest Specific Plan area. STAFF RECOMMENDATION: Staff recommends approval of Conditional Use Permit No. 96-79 and Variance No. 96-27 for the following reasons: ♦ The proposed project is a two story, split level dwelling that is terraced with the existing grade surrounding the property. ♦ The maximum building height is maintained. ♦ The fill allows level access from the street to the garage. ♦ The building setback provides a transition from the 10-foot setback on the property to the south and the 34-foot setback on the property to the north. ♦ The building will be compatible with the surrounding properties. ♦ The zoning code revisions in 1994 changed the method for determining side and rear yards. As a result, this lot cannot be developed consistently with other lots in the vicinity without a variance for some encroachment into the rear yard setback area. ♦ The lot configuration and grade prohibit the site from developing to the strict interpretations of the Ellis-Goldenwest Specific Plan. ♦ Similar requests for variance to rear yard setback and maximum cut and fill requirements have been granted within the Ellis-Goldenwest Specific Plan. Commissioner Chapman stated he would be abstaining from taken action on this item as he owns real property within 300 feet of the subject site. Commissioner's Speaker, Livengood, Kerins and Biddle stated for the record that they had met with the applicant and staff to discuss the project prior to this meeting. PC Minutes — 3/10/98 2 (98PCM310) J THE PUBLIC HEARING WAS OPENED.. Connie Mandic, 16242 Tisbury Circle, spoke in opposition to the request stating that the redesign incorporates windows that will allow visual intrusion to into her property. Mahvash Keyvanazar, 9544 Nightingale, Fountain Valley, applicant, stated that he had not heard of this problem until this moment. He stated that he had discussed his plans with all the neighbors and thought everyone was agreeable to them. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission asked staff about the windows in question. Staff stated that the original plans had balconies projecting further out. The revised plans do not have these, but instead windows were added for architectural treatment. A MOTION WAS MADE BY SPEAKER, SECONDED BY INGLEE, TO APPROVED CONDITIONAL USE PERMIT NO.96-79 AND VARIANCE NO.96-27 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Tillotson, Livengood, Kerins, Biddle, Speaker NOES: None ABSENT: None ABSTAIN: Chapman MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO.96-79: 1. Conditional Use Permit No. 96-79 for a revised plan to construct a two story, split level dwelling on a site with a grade differential of more than three feet between the high point and the low point and for a substantial revision to a previously approved site plan 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. Architectural design of the proposed two story split level dwelling is terraced to the site and minimizes visual impacts to adjacent properties. The revision to the previously approved site plan results in a better project. 2. Conditional Use Permit No. 96-79 will be compatible with surrounding residential uses. The structural design of the proposed two story, split level dwelling fits the natural land form and is terraced to the site. There is a two story split level dwelling north of the subject property within the Specific Plan area. Balcony projections provide architectural relief and do not intrude on adjacent properties' privacy. The proposed dwelling substantially conforms to the setbacks depicted on the site plan previously approved by the Planning Commission in 1993. PC Minutes — 3/10/98 (98PCM310) 3. The proposed two story, split level residential use complies with the provisions of the base district in which it is located and other applicable provisions in Titles 20-25 of the Huntington Beach ZSO (Zoning and Subdivision Ordinance), the Ellis-Goldenwest Specific Plan, and any specific condition required for the proposed use in the district in which it would be located, except for the variance request to maximum cut and fill and rear yard setback. Staff supports the variance requests necessary for the establishment of the proposed project. 4. The granting of the conditional use permit for the two story, split level dwelling on a site with a grade differential of more than three feet between the high point and the low point and for a substantial revision to a previously approved site plan will not adversely affect the General Plan. The project is consistent with the Land Use Element designation of Low Density Residential, 3 Units per Acre, Specific Plan Overlay, on the subject property which prescribes the orderly development of a residential area. It is consistent with the following policies: a. Avoid building materials, colors, and construction elements that visually dominate their setting and contrast significantly with the character of the neighborhood. LU9.1.2 b. Require that all new residential development within existing residential neighborhoods (i.e., infill) be compatible with existing structures, including the: use of building heights, grade elevations, orientation, and bulk that are compatible with the surrounding development and maintenance of privacy on abutting residences. LU9.2.1 FINDINGS FOR APPROVAL - VARIANCE NO.96-27: 1. The granting of Variance No. 96-27 to allow (a) a reduction in the rear yard setback from 50 feet to twenty (20) feet and (b) to exceed the maximum two foot cut and fill limitation, which includes 7.25 ft. fill, will not constitute a grant of special privilege inconsistent with limitations upon other properties in the vicinity and under an identical zone classification. The proposed project does not contrast with the character of the neighborhood that has been developed to retain the natural terrain and to comply with the maximum building height and setback requirements. 2. There are special circumstances applicable to the subject property, including shape, topography, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification. The purpose of the Ellis-Goldenwest Specific Plan development plan is to provide guidance for the orderly development of the area while preserving the natural topographical features to the greatest extent possible. The subject property has been provided with building pads to minimize the alteration of the natural terrain. The variance request to exceed the maximum cut and fill and reduction of rear yard setback will allow development compatible with the existing development within the Specific Plan area. PC Minutes — 3/10/98 4 (98PCM310) 3. The granting of a variance to allow (a) a reduction in'the rear yard setback from 50 feet to twenty (20) feet, and (b) to exceed the maximum two foot cut and fill limitation are necessary to preserve the enjoyment of one or more substantial property rights. Construction of the two story, split level home will be accomplished within the area identified on the previously approved unit siting plan and within the maximum building height. The fill request of up to 7.25 feet allows level access from the street and reduces drainage impacts to the dwelling. Surface drainage flow for the lot will be oriented into an existing drainage system at the northwest portion of the lot. 4. The granting of the variance requests will not be materially detrimental to the public welfare or injurious to property in the same zone classification. The proposed project does not contrast with the character of the neighborhood that has been developed to retain the natural terrain and comply with the maximum building height and setback requirements. The proposed project does not reduce the privacy of adjacent properties by the increased grade height, or siting of the two story, split level dwelling. CONDITIONS OF APPROVAL -CONDITIONAL USE PERMIT NO.96-79NARTANCE NO.96-27: 1. The site plan, floor plans and elevations received and dated February 2, 1998, shall be the conceptually approved layout with the following modifications: a. The upper story deck shall not be enclosed. b. The void basement area shall not be converted to living space. c. Balcony projections along the westerly side of the building shall not project more than one foot. d. The upper story deck projection adjacent to the master bedroom shall not exceed 10 feet. The trellis shall not project more than eight (8) feet from the building. e The northerly property line fence shall be increased 2 feet in height. 2. Prior to submittal for building permits, the following shall be completed: a. Zoning entitlement conditions of approval shall be printed verbatim on the cover page of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing). b. Fire Department requirements shall be noted on the building plans, as follows (FD): 1) Automatic sprinkler systems will be installed throughout 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. PC Minutes — 3/10/98 (98PCM310) 2) Address numbers will be installed to comply with City Specification No. 428. The size of the numbers will be sized a minimum of four (4) inches with a brush stroke of one and one-half (1-1/2) inches. 3) The project will comply with all provisions of the Huntington Beach Fire Code and City Specification Nos. 422 and 431 for the abandonment of oil wells and site restoration. 4) The project will comply will all provisions of Huntington Beach Municipal Code Title 17.04.085 and City Specification No. 429 for new construction within the methane gas overlay districts. c. The site plan shall depict all utility apparatus, such as but not limited to back flow devices and Edison transformers. The location and screening shall comply with Huntington Beach Zoning and Subdivision Code Section 230.76. d. Elevations shall indicate the following: 1) Colors and building materials proposed. 2) 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. e. 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 showing screening must be submitted for review and approval with the application for building permit(s). f. A detailed soils analysis shall be prepared by a registered Soils Engineer and submitted with the building permit application. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding: grading, foundations, retaining walls, streets, utilities, and chemical and fill properties of underground items including buried pipe and concrete and the protection thereof. g. 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. h. The Design Review Board shall review and approve fencing/wall plans. 3. Prior to issuance of grading permits, the following shall be completed: a. A grading plan, prepared by a Registered Civil Engineer, shall be submitted to the Department of Public Works for review and approval. (PV) PC Minutes — 3/10/98 6 (98PCM310) b. Wall plans shall be submitted and approved by the Department of Community Development. Double walls shall be prohibited. Prior to the construction of any new walls, a plan must be submitted identifying the removal of any existing walls next to the new walls, and shall include necessary homeowner's approval. c. 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) 4. Prior to issuance of building permits, the following shall be completed: a. A Landscape Construction Set must be submitted to the Department of Public Works and approved by the Departments of Public Works and Community Development. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect 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 Chapter 232 of the Zoning and Subdivision Ordinance. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees, which shall be incorporated into the project's landscape plan. Any existing mature trees that must be removed shall be replaced at a two to one ratio (2:1) with minimum 36 inch box trees, which shall be incorporated into the project's landscape plan. The plans must also depict the replacement trees required for Tract 13439. Additional trees shall be planted approximately 20 feet on center along the westerly property line adjacent to the house and along the northerly property line for screening purposes to the northerly and westerly parcels.(PW and CDD) b. The property owner shall sign, notarize, and record with the Orange County Recorder a covenant, approved by the City Attorney and Community Development Department, assuring that the upper deck will not be enclosed, void areas in the basement area will not be converted to habitable space, and that the building will comply with the 50 foot setback from the north property line. A copy of the recorded document shall be submitted to Community Development. 5. 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. PC Minutes — 3/10/98 7 (98PCM310) 6. Prior to final approval of the building permit, the following shall be completed: a. Compliance with all conditions of approval specified herein shall be accomplished. b. 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. 7. The Community Development Director ensures that all conditions of approval herein are complied with. The Community Development Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Community Development Director has reviewed and approved the proposed changes for conformance with the intent of the City Council's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Planning Commission or City Council may be required pursuant to the HBZSO. INFORMATION ON SPECIFIC CODE REQUIREMENTS: 1. All applicable Public Works fees shall be paid. (PW ) 2. State -mandated school impact fees shall be paid prior to issuance of building permits. 3. 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. 4. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 5. The applicant shall submit a check in the amount of $38.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the County of Orange and submitted to the Department of Community Development within two (2) days of the City Council's action. 6. The City Council reserves the right to revoke Conditional Use Permit No. 96-79 and Variance 96-27, pursuant to a public hearing, if any violation of these conditions or the Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 7. Conditional Use Permit No. 96-79/Variance 96-27 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. 1 PC Minutes — 3/10/98 8 (98PCM310) r� B-2. CONDITIONAL USE PERMIT NO.97-76 (WORTHY PARK WELLNESS CENTER): APPLICANT: Dr. Leonard Malin LOCATION: Bounded by Main Street, Utica Avenue and 17th Street PROJECT PLANNER: Peter Vanek Conditional Use Permit No. 97-76 represents a request by Dr. Leonard Malin to establish a health and wellness center in an existing 8,570 square foot indoor racquetball facility. The facility is proposed to be increased by 45 square feet for a total of 8,615 square feet, and will include office space, a snack bar, child care services, locker room, fitness center, and the preservation of one racquetball court. The request includes modifications to the exterior of the building and enclosing of the existing child play area. STAFF RECOMMENDATION: Staff is requesting a continuance as the project is scheduled to be heard by the Community Services Commission on March 11, 1998. Staff would like the opportunity to present the recommendations of the Community Services Commission to the Planning Commission. The Commission asked staff if this item would be covered under Measure C. Staff stated that the current proposal would be subject to Measure C. Staff will bring this item before the Community Service Commission, and the Planning Commission for conceptual approval, the City Council for tentative lease agreement approval, and then will put on the a ballot for citizen approval pursuant to Measure C. A MOTION WAS MADE BY KERINS, SECONDED BY SPEAKER, TO CONTINUE CONDITIONAL USE PERMIT NO.97-76 TO THE MARCH 24,1998, PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes.— 3/10/98 9 (98PCM310) C. CONSENT CALENDAR C-1 GENERAL PLAN CONFORMANCE NO.98-1 (LAND TRANSFER BETWEEN CITY OF HUNTINGTON BEACH AND PLC LAND COMPANY): APPLICANT: City of Huntington Beach LOCATION: West side of Edwards, between Garfield and Ellis Avenues PROJECT PLANNER: Mary Beth Broeren General Plan Conformance No. 98-1 represents a request to determine whether the conveyance of land between PLC and the City of Huntington Beach is in compliance with the goals and policies of the General Plan. This conveyance would be completed pursuant to the approved Conditions of Approval for Tentative Tract No. 14355 (Palisades, formerly The Bluffs) and would include the following: convey approximately 0.14 acres of City property to PLC and convey approximately 1.52 acres of PLC property to the City of Huntington Beach. The property conveyed to PLC would be a landscape slope area maintained by the Palisades homeowners association. The property conveyed to the City will become part of the future Harriett M. Wieder Regional Park and ultimately will be dedicated to the County. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve General Plan Conformance No. 98-1 for the following reasons: • The proposed conveyance of the subject property for future use as landscape slope and park land is in conformance with the goals and policies of the Recreation and Community Services and Environmental Resources/Conservation Elements of the General Plan. ♦ The proposed conveyance will result in a net increase of 1.38 acres_ of park land for the future Harriett M. Wieder Regional Park. ♦ The proposed conveyance is consistent with approved Tentative Tract No. 14355 and plans for the Harriett M. Wieder Regional Park. A MOTION WAS MADE BY KERINS, SECONDED BY INGLEE, TO ADOPT RESOLUTION NO. 1532 APPROVING GENERAL PLAN CONFORMANCE NO.98-1 WITH FINDINGS FOR APPROVAL, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Speaker NOES: None ABSENT: Biddle (out of room) ABSTAIN: None MOTION PASSED PC Minutes — 3/10/98 10 (98PCM310) FINDINGS FOR APPROVAL - GENERAL PLAN CONFORMANCE NO.98-1: 1. The proposed conveyance of 0.14 acres of property from the City to PLC Land Company for future use as privately maintained landscape slope and 1.52 acres from PLC Land Company to the City for future use as park area conforms with the goals, objectives, and policies of the Recreation and Community Services and Environmental Resources/Conservation Elements of the General Plan. 2. The proposed conveyance will result in a net increase of 1.38 acres of park land for the future Harriett M. Wieder Regional Park. 3. The proposed conveyance is consistent with approved Tentative Tract No. 14355 and plans for the Harriett M. Wieder Regional Park. C-2 PLANNING COMMISSION MINUTES DATED JANUARY 27 1998 A MOTION WAS MADE BY TILLOTSON, SECONDED BY CHAPMAN, TO APPROVE PLANNING COMMISSION MINUTES DATED JANUARY 27,1998, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle NOES: None ABSENT: ABSTAIN: None Speaker MOTION PASSED D. NON-PUBLIC HEARING ITEMS NONE E. PLANNING COMMISSION ITEMS E-1 PLANNING COMMISSION COMMITTEE REPORTS Commissioner Inglee — stated that he had attended the Environmental Board meeting. He stated that he feels the Board can be much more helpful to the Planning Commission with their actions and recommendations and will work with the Board to achieve this. E-2 PLANNING COMMISSION INQUIRIES/COMMENTS Commissioner Inglee — asked staff what the status is on the Huntington Harbour Bay Club condominiums exit lane onto Warner Avenue. Staff stated that the request is listed in the program and it will be approximately three (3) months to commencement. He also asked staff what comments have been received in regards to the traffic circle at Saybrook and Heil. Staff stated that they have received some complaints, but the majority of responses have been positive. PC Minutes — 3/10/98 11 (98PCM310) F. F-1 F-2 Commissioner Chapman — stated that the sign code allows real estate signs that direct traffic to new developments within the city. He asked staff if these signs were allowed if they directed traffic to other cities. Staff stated that they would report back. He also asked staff if the landscaping along Edwards that has been removed was a permitted removal and will it be replaced with similar growth landscaping. Staff stated that the landscaping was an interim use to screen the oil operations and there are no provisions to replace the similar growth of the landscaping. Commissioner Tillotson — stated that she had taken a tour of the water project process from Sacramento to Santa Ana and stated that it was very enlightening. She also stated that the League of Cities Planning Institute was very informative. Commissioner Livengood — requested that staff put updated Staff Liaison and current Staff member lists in their binders. Commissioner Kerins — requested that staff obtain more copies of Smart Streets, a brochure distributed by RRM Design Group at the Planning Institute, to distribute to the, Commission, Design Review Board and staff. He stated the 10 common elements in the brochure could be applicable to other design applications such as shopping centers. He also expressed concern that the Subdivision Committee's comments and issues relative to the Cape Ann project were not incorporated into the staff report and asked staff how to insure that their concerns get included in the future. Staff stated that when the project is reviewed by the Committee, all concerns expressed to the applicant are taken into consideration. The applicant may or may not agree. At that point, the Committee could continue the hearing to allow the applicant to bring back a revised plan or approve with the stipulation that minor changes be incorporated. Commissioner Biddle — stated that the Planning Institute had been very informative, especially the School District Fees presentation. Commissioner Speaker -none COMMUNITY DEVELOPMENT ITEMS CITY COUNCIL ACTIONS FROM PREVIOUS MEETING Scott Hess, Senior Planner -restated actions taken at the previous City Council meeting PLANNING COMMISSION ITEMS FOR NEXT MEETING Scott Hess, Senior Planner - reviewed items for the March 24, 1998 Planning Commission meeting. 1 PC Minutes — 3/10/98 12 (98PCM310) 1 G. ADJOURNMENT -Adjourn to the March 24,1998 Planning Commission meeting. A MOTION WAS MADE BY KERINS, SECONDED BY SPEAKER, TO ADJOURN TO A 4:00 PM STUDY SESSION ON MARCH 24,1998, AND THEN TO REGULARLY SCHEDULED PLANNING COMMISSION MEETING AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Inglee, Chapman, Tillotson, Livengood, Kerins, Biddle, Speaker NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kjl APPRO ED BY: HoUird Zelefs ecret ry Planning Commissi n Chaijocrson PC Minutes — 3/10/98 13 (98PCM310)