HomeMy WebLinkAboutMinutes 07/10/1984PRESENT: Commissioners; 'Head, Hilligoss (arrived, &:30 p.m.), Perry
(arrived 8.:15 p.m.) Popp,, Read, Sobel, Tencer
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AB SENiT :
U STAFF:{. Gregory Freitas, Community Development, and Planning Director
CO Warren Salmons.,. Principal Planner
Q Kurt Yeiter, Associate Planner
Michael Moore, Associate Planner
APPROVAL OF MINUTES The minutes of June 26:, 1984, were, amended
and approved 'as follows:
1. Ti minutes approved at the June 26, 1984 meeting, were those of the
June 12,. 1984 meeting..
2.. Page a 6,, vote tally for approval of variance: for Ken Roberts,. 24 Alma
Co' t,, should read:
AYES: 5 NOES: 2 (B'alshaw, T`en°cer) ABSENT: 0
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CORREISPONDENCE:
None.
DIRECT S REPORT
None.
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COMMIS + SIONERS' REPORT
Commissioner Read thanked staff for mailing copies of City Manager's Weekly
Report.
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PU;BL+ ICS. HEARIN ,'GS
1. LORIS .'bILLINGHAM, 328 BODEGA, AVENUE' ... USE: PERMIT'
ACCESSORY DWELLING':, A.P., NO-. 006 = 221 -15 (1...413).
Continuation, of Public, • Hearing, of; .June: 2'6;. 198;4.;
Applicant has° withdrawn, his' request fora use permit;..
Motion . introduced. by Commissioner Head:, seconded by Commissioner Sobel.
to' continue -the following., items to July 2+,, 1984.,.
I1I. CITY COUNCIL REFERRAL TO COMMISSION: EIQ,. REZONING', FROM
R -C TO R =1-_ 50.00 UPHAM STREET AREA (3.318, 11.80'3)
V. PETALUMA CHRIS:TIAN' CHURCH, 116.0
FOR NEW CHURCH' .B,UILDING, AND
No.. 006 - 411 -10 (1.423,'11.80'8')
VI. DIAMON.DHEAD;,, 718 PETALUMA
DEVELOPMENT PLAN' AMFENDMENT. TO
ON OCCUPANCY',- A.,P. Nos. 008 - 550 -01
SCHU'M'AN:,, EIQ,, USE PERMIT
ADDITIONAL. PARKING, A. ?.
BOULEVARD SOUTH, PUD
ELIMINATE AGE RESTRICTIONS
through 513 (3.249B')
AYES: 5 NOES :! 0: ABSENT: 2 (Hilligoss,, Perry)
Motion' :introduced by Commissioner Sobel.,. seconded by Commissioner Read
to continue the following item to August 28, 1984.
XI. LAKEVILLE PLAN LINE STUDY,. CITY ' OF PETALUMA., CAULFIELD
LANE TO SOUTH MC DOWELL BOULEVARD EXTENSION (11.802`)
AYES: 5 NOES; 0 ABSENT: 2 (Hilligoss., Perry)
II. MC DOWELL MEADOWS (FORMERLY NEW DAWN) NORTH` MC- DOWELL
BOULEVARD AND THE NORTHWESTERN PACIFIC RAILROAD:
CROSSING, PUD UNIT DEVELOPMENT AMENDMENT,
A.P. NO. 137- 060 -15 (3.311A)
1. Consideration of PUD Unit Development Plan Amendment.
The public hearing was opened.
There were no speakers,.
The public hearing was closed.
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4: The natural and scenic. qualities of the site are - protected, with
adequate available public and private spaces• designed on the Unit
Development Plan.
5.;- The development of the subject property,. in the manner proposed
by the applicant, will not be detrimental to, the public, w.elfare�,
will be in the- 'best- interests of the City and will be, in keeping
with the general intent and spirit of the zoning regulation of the.
City of Petaluma, the the Petaluma General Plan, and with the
Environmental Design Plan adopted by the City.
Conditions:
1.I The PUD unit development plan shall be revised to show the
Morning. Glory Driver access as a temporary access to be
abandoned at such time as the road through the neighboring
Muelrath and Friedman properties is complete_ d' Said plan shall
include the following and shall be subject to the approval of
appropriate City staff: (See Exhibit B - possible street closure
alternative. )
a. Changing the name from Morning Glory Drive to Wood Sorrel
Drive to prevent Lots 1 and 2 from having to be
re- addressed when the temporary access is closed.
b. The temporary access off McDowell shall be treated as a
driveway. As such, it shall, not bel offered to the City for
dedication as a public street; the owners of Lots 1 and 2
1 shall be subject to the Joint Driveway Maintenance
Agreement; the lot lines for Lots 1 and 2 shall be adjusted
accordingly; the deeds. to Lots Z and 2 shall reflect au
impending changes to said Zots resulting from the closure of
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Motion. introduced by= Commissioner. Popp;, seconded-, by Commissioner
Head. ,,. that the Pl'anni'ng. Commission recommend. to the City Council that
the - amendment tb: -the; PUD'a unit development plan= be- ad`opted:: subject° to .
tbe. following; _findings! and condi'tionss
Findin
1:. The; plan -. clearly. results, in - -a a . more desirable,, use of .land. and ,a;
better physical environment than would be possible under any
single. zoning district or combination of zoning districts°. -
2, The PUD- District is proposed on property which has a suitable
relationship, to one (1) or more thoroughfares°; ' and that said
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thoroughfares. are. adequate-. to carry any .'additional traffic.
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generated by the development.
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3. j' The plan for the proposed development presents a unified and
organized arrangement, of buildings and service facilities; which
are appropriate in relation to= adjacent or' nearby properties an_ d
that adequate landscaping and /or screening is. included if
necessary to insure compatibility.
4: The natural and scenic. qualities of the site are - protected, with
adequate available public and private spaces• designed on the Unit
Development Plan.
5.;- The development of the subject property,. in the manner proposed
by the applicant, will not be detrimental to, the public, w.elfare�,
will be in the- 'best- interests of the City and will be, in keeping
with the general intent and spirit of the zoning regulation of the.
City of Petaluma, the the Petaluma General Plan, and with the
Environmental Design Plan adopted by the City.
Conditions:
1.I The PUD unit development plan shall be revised to show the
Morning. Glory Driver access as a temporary access to be
abandoned at such time as the road through the neighboring
Muelrath and Friedman properties is complete_ d' Said plan shall
include the following and shall be subject to the approval of
appropriate City staff: (See Exhibit B - possible street closure
alternative. )
a. Changing the name from Morning Glory Drive to Wood Sorrel
Drive to prevent Lots 1 and 2 from having to be
re- addressed when the temporary access is closed.
b. The temporary access off McDowell shall be treated as a
driveway. As such, it shall, not bel offered to the City for
dedication as a public street; the owners of Lots 1 and 2
1 shall be subject to the Joint Driveway Maintenance
Agreement; the lot lines for Lots 1 and 2 shall be adjusted
accordingly; the deeds. to Lots Z and 2 shall reflect au
impending changes to said Zots resulting from the closure of
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such time as the alternative,, :road.' is" completed - _
A; financin and timing mecl'anism, subJ;ect. to City
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approval,.. 'shalI, established'. by the owners /devel'opers to
accomplish the closing; of the . McDowell access ... Thin shall.
include. but not be ,limited to financing;, for continuing the 1. sound wall,, creation of a joint. .driveway for Lots I" and 2 of
similar size,. standards and rnaterials as t'hev other joint
driyeways: °irr, the project:, relocation of curb: and gutter,.
establishment of 'common area- landscaping along, the extended'.
sound wall,. and any additional landscaping and fencing for
r Lots. 1: and 2 Said mechanism -shall - be- ;approved prior to,
approval. of the final map.,
The project CC &R's shall be! amended to- include the
maintenance of landscaping, and irrigation systems of any
common. area created as. a result of closing off the- temporary
access.
2. The driveways serving the rear units of the quadraplot
arrangements. of Lots 1, 4,, 5,, 6;, 11, 23', 13,: 14,;. 23, 24, 25, 26
and 42 , 43'., 44,. 45 of Phase I, and Lots. 5 ,. 69, 7,8; 19, 20, 21,
22.;- 23., 24, 25, 26 and 5.9, 60., 61, 62 of . Phase II shall be
redesigned to. insure sufficient back -up space,, subject. to approval -
of staff!.
3.. - The units �on =Lot: 51 in Phase I- and Lot. 17 in Phase II shall be
redesigned' to create an attached garage for each, subject to staff
approval.
4. The units on Lot 47 of Phase I and Lot 5.2 of Phase: II. shall be
shifted toward the street approximately five :feet to create more
useable yard. area.
5. The lot line between Lots 34, 3:5 and 56,, 57 of Phase ;I and Lot 17
and 20 of Phase II shall be adjusted five feet to add to those lots
with less side or rear -area, :subject toy staff approval'..
6. The RV parking area shall . - 'be redesigned to incorporate the
following features subject to staff approval:
a. A ten ;foot wide; curbed, irrigated, landscape strip along
the south and west boundaries of the lot to provide full
screening of the lot from adjacent residences,
b. A twenty -five foot wide curbed, irrigated landscaped
area across the street frontage of the lot to provide full
screening of the lot from the street.
C., A single two-way driveway designed to City standards.
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"six.. `foo.t`' high, ;,, ecurity fence including a driveway gate
-4crossr to: limit access to th'e lot ,
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e... Parking, stalls shall b'e subject to City design standards.
} f' Concrete bum er:
p blocks may, b''e used only in. any stalls,
which head dn..towar.d the: masonry sound wall.
g. T he, Homeowner's Association shall own said Zot and be
responsible for its � maintenance as set forth in the project
CC &R's.
00 7:.r Landscaping shall. be provided along. the driveway frontages of
the rear units of, all' q ;uadr-aplots- subj;ect,: to staff approval..
C) 841 Revised• sepia prints of, the; final approved unit development plan,
;, tentative map and, landscape plan reflecting all conditions of
,1 approval shall be: submitted to the Community Development and
ii Planning Department, within sixty days after council approval of
{. the revised development plan.
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The following conditions were adopted as part of the original PUD unit
development plan and are restated so they .shall become part of the amended
unit development plan:
9!1 The project CC &R'`s (conditions, covenants and restrictions), shall
be amended' to add .references regarding development standards
which shall become conditions of zoning approval, including:
a. Maximum lot coverage for principal buildings shall be limited
to the area shown on the approved unit development plan.
b. Building setbacks shall be equivalent to those shown on the
approved unit development plan.
C. Rebuilding, and/or replacement of structures, including
fencing, shall conform to approved unit development plan.
d. Garage conversions are prohibited.
e. Recreational vehicles, boat trailers or disabled vehicles are
permitted in private, open parking areas for a time period
not to exceed 48 hours.
f. Home occupations permitted subject to the regulations of the
Petaluma City Zoning Ordinance and provisions of the
CC &R's..
g. All landscaping and irrigation systems in the R.V. storage
area, on the railroad side of the sound attenuation wall and
1 along Maria Drive shall be maintained by a homeowners
association as follows: All planting shall be maintained in
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good growing condition. Such maintenance shall include,
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11. The project sponsor (:owner:.) shall provide four (Q units (3% of
total): for purchase by low income households and twelve ('12)
units: (10% of total) for purchase: by moderate income Households:,
or the developer and the City can agree to alternative measures
that meet policy . objectives. The definition of low and moderate
income households shall be 80 % and. 1200,, respectively, of the
County median income established by the U.S., Department of
Housing and Urban Development (HUD) annual median income
estimates; for Sonoma County_. Maximum purchase price for low
and moderate income unitsz shall 'be set according to: said income
levels and account for.; family size., an allocation of. no ..more: than.
25 to 30 percent- of household income (25 low, 300 moderate) for
shelter (based,. on. a monthl3i- payment that includes homeowners-
fees,, taxes. and insurance) , and a down payment' not, exteedin& 5
percent of the purchase price.. Income figures may be adjusted
annually as the median income. figures of HUD are updated. (-See -
Exhibit "'A" for examples of how purchase price may be
established using thee factors listed above)..
12. The project sponsor (owner) shall' execute- a binding agreement
with. the City of ,Petaluma ,prior to approval of a final map which .
commits the sponsor an ' d all subsequent owner /developers to
providing housing for low ''and moderate. income, families per
Condition 3 11 in the WkNJ,UaVJi McDow.eZZ Meadows subdivision.
The provisions of this agreement .shall include'., but not be limited
to the following requirements: establishment of purchase price
and terms';, number and location of units to be set aside for low
and moderate income households:; conditions by which families may
qualify to purchase said . units; owner occupancy; continuing
availability of units for low and moderate income families even
upon resale; and, dispersal of units throughout the entire
sub division
13. Development . of the park, area, including, landscaping and
irrigation., shall be- required, and its: design, shall be subject to
the approval of appropriate staff. A legally binding maintenance
where -. appropriate, : pruning', .mowing,, w,eedinga,; cleaning of .
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-= deb'ris;, and._, - trash,, " .fertilizin and 'regular-7 ular watering:,
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Whenever. necessary, plantn g shall be "replaced with `other-.•.
plant materials, to; insure continued.., compliance . with ,applicable
. landscaping .":.requirements`:: - Required :irrigation;- .;sysfems�: shall'.
be {.full'
y° maintained ins sound operating= condition.. with heads::
periodically cleaned and` re laded when missing, '' to' insure
continued regular wafering,. of 'Iandscap.e areas,,, and, health.
and vitality of; landscape materials and- shall "be designed to
standards - acceptable. to, .the City= of. Petaluma.
10. The C,C &R's and the ,Joint. Driveway 'Maintenance Agreements shah
be subject to the- approval , of t City Attorney and. the
Community Development.. and Planning; Department :prior, to;
approval" of the final.. 'map..,.: Project G. C'. &R's and" the: joint
Driveway Maintenance:. Ag-reement shall be signed and" recorded
with the Final Map
11. The project sponsor (:owner:.) shall provide four (Q units (3% of
total): for purchase by low income households and twelve ('12)
units: (10% of total) for purchase: by moderate income Households:,
or the developer and the City can agree to alternative measures
that meet policy . objectives. The definition of low and moderate
income households shall be 80 % and. 1200,, respectively, of the
County median income established by the U.S., Department of
Housing and Urban Development (HUD) annual median income
estimates; for Sonoma County_. Maximum purchase price for low
and moderate income unitsz shall 'be set according to: said income
levels and account for.; family size., an allocation of. no ..more: than.
25 to 30 percent- of household income (25 low, 300 moderate) for
shelter (based,. on. a monthl3i- payment that includes homeowners-
fees,, taxes. and insurance) , and a down payment' not, exteedin& 5
percent of the purchase price.. Income figures may be adjusted
annually as the median income. figures of HUD are updated. (-See -
Exhibit "'A" for examples of how purchase price may be
established using thee factors listed above)..
12. The project sponsor (owner) shall' execute- a binding agreement
with. the City of ,Petaluma ,prior to approval of a final map which .
commits the sponsor an ' d all subsequent owner /developers to
providing housing for low ''and moderate. income, families per
Condition 3 11 in the WkNJ,UaVJi McDow.eZZ Meadows subdivision.
The provisions of this agreement .shall include'., but not be limited
to the following requirements: establishment of purchase price
and terms';, number and location of units to be set aside for low
and moderate income households:; conditions by which families may
qualify to purchase said . units; owner occupancy; continuing
availability of units for low and moderate income families even
upon resale; and, dispersal of units throughout the entire
sub division
13. Development . of the park, area, including, landscaping and
irrigation., shall be- required, and its: design, shall be subject to
the approval of appropriate staff. A legally binding maintenance
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contract. shall be ekecuted by the ° o.wners° /developers '. of the
project;. with.. the' City.,, -to: insure: •maintenance of
landscaping - and.
irrigation, improvements. in., the park .area. for a: break -in .period` of. _
three. years or until the- project- is:," completely developed',
whichever is longer.
A port -ion of the- park area, shall -:be developed as a children's
playground.. Design, . ma'ter'ials and. equipment shall be subject; to,
the approval of staff; i and the site shall be sufficiently "., elevated
so. a& to' remain above, the water being- held when the park area is
serving as: a• storm- detention. pond'.
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The side: and. rear yards of all units shall be enclosed by a solid,.
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view, obscuring six- foot wooden fencez subject .to; the fence
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requirements of the zoning ordinance..
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A solid masonry sound attenuation wall. shall. be constructed
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adjacent to the railroad right -of -way to ''a. height of eight feet
above, the track. height and subject to the approval of staff Said
wall shall be designed to go up each side of, the subdivision a
distance equal to where the 65 dBa noise contour line,. as shown
in the project' noise study, reaches the north and south property
lines ( see attached noise contour map).,
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As a means of encouraging energy conservation., Item 9 of Article.
VIII of the CC &R_'s, which prohibits clothes lines,. shall be:
removed from: the CC &R's.
18.'
A six (6) foot masonry wall shall be constructed along the .entire.
McDowell . Meadows frontage on Maria Drive. Said wall,. shall be
reduced to three (3) feet in height within the front yard setback
area of those lots. adjoining. the intersection of Maria. Drive and
Morning Glory Drive and shall be identical in design and materials:
to the proposed sound wall on the- McDowell Meadows property
along North McDowell' and - the railroad.
Z9 The project sponsor (owners) shaZZ be responsible for one -half
the cost of the proposed frontage road' across the Lands of
M.uelrath (A. P. No. 137- 060 -54) . The owners shall, either
construct their portion of the road (approximately Z05 feet to
appropriate City standards) with . the development of the first
phase of the subdivision, or shaZZ agree to deposit ,an amount of
money to be determined by the City Engineer, prior to approval
of the final map, that w1ZZ be used to construct the road at , the
time the Friedman (A. P. No. Z37- 060 -33) property deveZops.
AYES: 5 NOES: 0 ABSENT: 2 (Hilligoss, Perry)
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DUPLEXES N F EIQ ,USE; PERM FOR
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IV.: ROYAL PROPERTIES' _HAYES AND EL ROSE, . ,
O OUR CONTIGUOUS LOTS:, A..P.., N:O 008 480 -26, -27,Y ,.
29 48- 1.432 ll °813.
I.; Evaluation of EIQ - ' for the following,
2:; Consideration. of° Use Permit`.
Staff' presentation. at 7: -55. p;.,M.. Commi's'sioner ?Perry arrived at
8.15 p:;m; and , ' , Commissiorier-'Hilligoss arrived- ate $.30k'p
Commissioner Head indicated a. conflict, of: interest: due to proximity .of.
property owned to the project and left the podium.
The public hearing was opened..
Speakers:
Dr. Leoni, 1116 B Street
Dr. Richard Thayer,, '12 West El Rose
Barry Blay,., 2123 36th Street, Sacramento, representing applicant
Royal .Earls,, 612 Elm Drive
Bill Lane, 9. West E1 Rose.
Lucy Webb 620' East Washington
The- public hearing: was closed..
Motion introduced by Commissioner Popp,: seconded . by Commissioner
Perry to deny the proposed use permit.
AYES: 4 (Perry, Popp,, Read) NOES 1. (Tencer)
ABSTAIN: - 2 ' (Head„ Hilligoss °.) ABSENT: 0
Chairman Tencer welcomed. Commissioner Perry and noted that it may be
Commissioner Popp's last meeting since he has served six consecutive years.
VII. DAVID ZEDRICK, ROSE CITY GAS,, 501 PETALUMA BOULEVARD
NORTH, USE PERMIT (1.430)
Continuation of Public Hearing of June 26, 1984.
1. Consideration of Use Permit.
The public hearing was opened.
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it i v6 � :.l. � - .. \' . • r .. C. . _ �(J�) !
' .,Speaker: :, Bill Covington, -111'6 College< Avenue Santa,. Rosa_ .
Motion.. introduced b.y Commissioner. H'ead seconded by- to, deny! the: use-
permit,
F AYES: 7' NOES: 0 ABSENT: 0
VIII..RUBEN- DIAS, 1296 SAN JOSE WAY, USE PERMIT FOR AN ACCESSORY
DWELLING, A.R. NO. 005 - 192 - (1..426)
L , , Consideration_ of Use Permit...
The public hearing was opened.
Speakers:
Bob Boppin,, 1287 St. Anthony
Fernand Dias, 1296 San Jose
Alec Chin, 91 St. Anthony
Ruben Dias, 1296 .San Jose
The public hearing was closed.
Motion introduced by Commissioner Popp, seconded by Commissioner
Perry to continue to August. 14th meeting. meeting
AYES: 7 NOES:- 0' ABSENT': 0
IX. CITY OF PETALUMA, EIQ, ZONING ORDINANCE AMENDMENT,
PARKING AND DRIVEWAY STANDARDS
1. Evaluation of EIQ for the following:
2. Consideration of Zoning Ordinance Amendments
Motion introduced by Commissioner Perry, seconded by
to; direct the Planning Department to issue a Negative Declaration
based on the following findings:
1.. The proposed amendment will have no significant negative effects
on the environment.
2. The ordinance modification allows for more public input through
SPARC when updating parking standards.
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3 >.' Tie proposed'' amendment will. help> promote' traffic safety 'and.
reduced= air-r pollution througYi design' standards which.; wily improve, .
trafficr..flow:.
C. Specific ` environmental:, effects .•,through. .the - application. of the .
amendments °'will. have further. ,en_vironmental review''.:on a case by
case basis..
Motion, ,introduced. "by Commissioner P..erry: ,seconded! by Commissioner-
Sobel .that= the, Planning, Commission recommend' approval - of the
proposed change to section 20 -40'3 with 7 the following findings:
1. The-" proposed recision, I& consistent with: the city's General Plan
and its Environmental` Design ,Plain.
2.. That the proposed amendment, promotes the public convenience,
interest.,, and safety of, the city,'s inhabitants by the setting forth
of clear driveway standards..
3. That the proposed amendment improves upon the -public review
process in the establishment and updating of off- street Parking
Standards.
AYES': 7 NOES,: 0 ABSENT: 0
ZONING MATTERS
X. PUD ZONING DISTRICTS
1. Initiation of rezoning of selected PUD zones and text amendments:.
Continuation from meeting. of June 12, 1984.
2. Request Commission direction on notification of affected property
owners.
It was the Commission consensus that staff would proceed, and would
bring back to the Commission. a copy of the notice staff- intends to.
use.
XII. DISCUSSION OF EAST WASHINGTON STREET CORRIDOR (LAKEVILLE
STREET TO U. S. 101)
Discussed by Commmission.
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Commissioner- Head, was appointed Vice .Chairman of , the Planning
Commission and Commission., Representative to the Site Plan and
Architectural. Review Committee by white ballot.
ADJOURNMENT: The. meeting was adjourned at IN -30 p.m.
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