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PC Min - 12/10/2013CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY DECEMBER 10, 2013 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of December 10, 2013, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Reynolds and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Commissioners Absent: None Staff Present: Comm. Dev. Director: Planning Manager: Associate Planner: City Attorney: Recording Secretary: APPROVAL OF MINUTES Philip C. Reynolds, Jr. Paul Resnikoff Cynthia L. Dodd Pam Finch Yvonne Kendall Michael L. Rich Bob Roseberry Paul Kermoyan Aki Honda Snelling Steve Prosser William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Finch, seconded by Commissioner Rich, the Planning Commission minutes of the meeting of November 26, 2013, were approved. (5-0-0-2; Commissioners Dodd and Roseberry abstained) COMMUNICATIONS There were no communications items. Campbell Planning Commission Minutes for December 10, 2013 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARINGS *** Chair Reynolds read Agenda Item No. 1 into the record as follows: 1. PLN2013-228 Public Hearing to consider the application of Sina Investments, Sina LLC, for a Conditional Use Permit with Site and Architectural Investments, Review (PLN2013-228) to demolish an existing structure and LLC construct a new 1,855 square foot one-story medical office building to establish a chiropractic office on property located at 225 W. Hamilton Avenue. Staff is recommending that the project be deemed Categorically exempt under CEQA. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Steve Prosser, Associate Planner Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Reported that the applicant is seeking approval for a Conditional Use Permit with Site and Architectural Review as well as a Parking Modification Permit to allow the construction of a new one-story medical office on the northeast corner of Hamilton & Eden Avenues. • Explained that in 1974, a previous single-family residence constructed in 1954 was converted to professional office use and has been office use since that time. • Said that the applicant now proposes to demolish a 1,966 square foot office and construct a new 1,855 square foot medical office fronting along Hamilton Avenue. The associated eight parking spaces will be located to the rear and accessed via Eden Avenue. • Stated that this proposal conforms to all standards including setbacks, FAR, building height, except for parking provision. Where nine spaces are required, eight spaces are proposed requiring a Parking Modification Permit for a deficiency of one space. Parking will include disabled parking. • Advised that the applicant's proposed floor plan includes four exam rooms, a physically training space, a waiting room and staff break room. This layout is consistent with typical small medical offices. The building is proposed as a single- story building with entry access via an entrance at the building frontage on Hamilton. To the east of the building there is a door for employee use only to access the trash enclosure. There is no patient access to the building from the rear parking area. • Described the proposed building as consisting of contemporary architecture with a prominent entry feature and utilizing a variety of textures and colors to create a Campbell Planning Commission Minutes for December 10, 2013 Page 3 pleasing aesthetic that is desirable for the area and a great improvement for the site. • Said that a Conditional Use Permit with Site and Architectural Review is required to establish a chiropractic use. The proposed operational hours are between 7 a.m. and 7 p.m. There will be no more than three employees on site at any given time and no more than four patients. Appointments will be staggered by 15-minute intervals to reduce the potential of exceeding that maximum on site thereby ensuring that this use is compatible with its surrounding area and not adversely impact the adjacent residences. • Explained that calculating the parking standards for a medical office for this building would equal nine spaces where eight are provided. • Said that staff evaluated the history of parking on site and learned that it was lawfully converted with a parking deficiency of two spaces fewer than required at that time. The new building is proposed at approximately 100 fewer square feet in space, which reduces the existing deficiency from two to one parking space. Due to existing site constraints and requirement for land dedication along both Hamilton and Eden Avenues, the site is reduced in its ability to provide any additional parking. • Said that SARC reviewed this project on November 12, 2013, and provided three comments. One request was for staff to evaluate the intersection of Hamilton and Eden to investigate possible mitigation measures. Staff worked with the City's Traffic Engineer to inspect and evaluate possibilities and determined that all appropriate calming measures are already in place and no additional measures were deemed necessary. • Recommended approval of this request subject to the proposed Conditions of Approval. Commissioner Kendall asked if the parking space at the back far right side is the handicapped space. Planner Steve Prosser said no. The space to the left is the accessible space Commissioner Kendall asked why the only entrance for patient use is located at the front of the building. Planner Steve Prosser said that the building's design is intended to direct all activity along the Hamilton Avenue frontage as part of pedestrian-friendly design. Therefore, an unused or "false front entry" is not wanted along Hamilton. Commissioner Kendall pointed out that a lot of different medical specialties will be offered on site at the same time. How will the applicant manage to limit its staffing levels to no more than three on site at any given time given the different services offered? Planner Steve Prosser said he would defer that explanation to the applicant, who will be both the owner and operator of this chiropractic clinic. Campbell Planning Commission Minutes for December 10, 2013 Page 4 Commissioner Rich asked to verify that the adjacent use to the north is residential and whether that owner had been notified of this proposal. Planner Steve Prosser replied yes. He describe the surrounding uses as being Professional Office to the north; a public school to the west; multi-family residential to the south and single-family residential to the north. All owners received public hearing notifications. He added that the residential neighbor to the north is in the audience this evening. Commissioner Rich asked if any phone calls were received following the noticing. Planner Steve Prosser said yes, from this resident to the north. Commissioner Rich asked for verification that this building is currently commercial. Planner Steve Prosser said it has historically been an office use. Commissioner Rich asked if the proposed traffic for this chiropractic office is anticipated to be different from before. Planner Steve Prosser said that it has been vacant for a long time. He compared the parking ratios for Professional Office (one space per 225 square feet of office space) to Medical Office (one space per 180 square feet of medical office space). He added that there is a five-foot landscaping area proposed between the parking spaces and the residence. On the adjacent residential property there is a detached garage and solid wall. Commissioner Resnikoff provided the Site and Architectural Review Committee report as follows: • SARC reviewed this project on November 12, 2013. • Said that SARC asked staff to evaluate the intersection of Hamilton and Eden to see if traffic calming measures are required. As a result of that evaluation by the City's Traffic Engineer, no additional measures were found to be necessary. • Stated that one condition was added to limited the number of employees on site as well as the number of patients and that appointments be staggered by at least 15 minutes. • Added that a condition requiring the Community Development Director to review this use after six months to ensure compliance with the imposed conditions of approval. If staff finds a negative impact, the Director may immediately modify the operations and bring this use back to the Planning Commission for resolution. Chair Reynolds opened the Public Hearing for Agenda Item No. 1. Lynn Huff, Resident on Rosemary Lane: • Stated that her residence is located just behind this site. • Said that her main concern is with parking and the proposed long hours of operation between the hours of 7 a.m. and 7 p.m. Campbell Planning Commission Minutes for December 10, 2013 Page 5 • Added that the staggering of appointments means a lot of traffic over a longer period of day. • Reported that this area is already inundated with cars associated with the school. There is no place for everyone to park. She is even unable to park in front of her own house already because of overflow parking from the nearby apartments. • Added the she can't even put her garbage cans out on Tuesday nights because people move them out of the way to park there and as a result the garbage collectors won't pick them up if they are not properly in place. • Said that her main concern is she doesn't want her driveway to be blocked. She will call for a tow if she can't get out. • Recounted that the school traffic, including parents, are very rude. She was once told by one parent that she shouldn't have bought a home near a school. However, she bought this home 40 years ago. • Stated that parking in this neighborhood is already impacted and another business with deficient parking together with long hours could be an added problem where there is already a mess in place. Commissioner Rich asked Ms. Huff how long ago the previous office use on this site became vacant. Lynn Huff said it has probably been about one-and-a-half years. She added that she never saw them. Their employees parked on site. There were no impacts from that office use. It worked really well. She added that she's not even sure what they did there. Commissioner Rich said it appears that her problems are not directly related to having had a business next door. Lynn Huff agreed but said that the area traffic and parking problems have gotten worse within the last year or so. Commissioner Finch reported that she too once parked in front of Ms. Huff's home when she was visiting the Rosemary School campus to perform volunteer work. She extended her apologies. Lynn Huff said she has to deal with it every day. Commissioner Finch asked if there are any parking permits and/or restrictions in place. Lynn Huff said no. She added that there is a lot of traffic there and she can't believe that the traffic review decision was that no mitigations are necessary. Commissioner Dodd asked if the added traffic over the last year or so is related to the school or other businesses. Lynn Huff: • Replied, "All of the above." Campbell Planning Commission Minutes for December 10, 2013 Page 6 • Added that within the last year a dental office opened nearby that includes parking right next to her fence. • Reported that she has to back into her driveway to be able to leave her property in the morning during school drop off times. Traffic doesn't want to stop to let her out. Dr. Ali Tootoonchi, Applicant: • Said that they are proposing to construct a new office building in Campbell. • Added that he has been in business for over 12 years now. • Said that he has worked closely with Planner Steve Prosser and the Community Development Department in preparing this proposal over the last six to eight months to get to this point. There have been many different designs to deal with issues of traffic, building placement, lighting, and more. • Assured that they don't want to cause anyone any headaches but rather they want to add to Campbell, to be a part of Campbell and to help enhance the City. • Advised that they worked to determine the number of people on site that can be accommodated by site parking. • Reminded that they are dedicating land to improve the boulevard treatment. • Added that the neighboring properties will increase in value both with the public and site improvements. • Said that the dental office next door has fewer visits per hour than does a chiropractic office so he is not sure why their staff must park off-site instead of on- site. • Explained that he and his business partner will work at this location as owner/operators. Each of them offers several specialties. Their front desk staff has been with them for eight years now. • Reported that they are ready to invest and own their own facility rather than leasing. The looked for years to find the right place. • Advised that the proposed 7 a.m. to 7 p.m. hours will allow them to see patients longer without jamming too many on site at any given time. • Stated that all landscaping requirements, streetscape improvements and utility undergrounding requirements are costly but worth it in order for them to create this facility for their practice. • Thanked the Commission for considering their request. Commissioner Finch asked about the staggering of patients and what happens if someone shows up early. Is that a reason for lengthening their operational hours? Dr. Ali Tootoonchi: • Explained that they will not work all seven days of the week between 7 a.m. and 7 p.m. but rather need the flexibility to do so as patient need requires. • Said that they don't anticipate any Sunday hours unless an emergency comes up. • Said that ideally they will work between 9 a.m. and 5 p.m., five days per week. • Assured that they want their clients to be comfortable coming to their clinic. Commissioner Finch asked if they normally work back to back client appointments. Campbell Planning Commission Minutes for December 10, 2013 Page 7 Dr. Ali Tootoonchi said no. He added that the work they do is very physical and they could not work back-to-back patients for that many hours a day. Commissioner Resnikoff asked if there would be two doctors on site at the same time. Dr. Ali Tootoonchi: • Replied no. There will be one doctor at all times but there is no need for two. • Added that if they grow larger, they would simply need a second location. • Stated that sharing the facility means they can both have time off as well. • Pointed out that one of their employees carpools and is dropped off. • Added that he runs or walks to work. • Stated that while they would like to have more parking available, what is proposed is enough. Commissioner Resnikoff asked about typical staffing in addition to administrative staff and doctors. How about an X-ray technician given there is an x-ray room? Dr. Ali Tootoonchi: • Explained that they do that function as well. • Reported that at a previous location they worked at with 18 exam rooms, they had an x-ray technician on staff. However, this smaller facility will not require that position. • Advised that all chiropractors in the State of California are licensed to take and read x-rays. Chair Reynolds closed the Public Hearing for Agenda Item No. 1. Commissioner Dodd: • Said that she likes having a new business to occupy a currently vacant site. • Added that there are nearby residences with existing parking complications. • Suggested consideration of some sort of parking restrictions including possibly limited hours, red curbs and/or permit parking. Are those options viable? City Attorney William Seligmann: • Said those would require an Ordinance approval by Council. • Added that he is not certain if that is the case as well for limited hour parking impositions. Perhaps that is up to the discretion of the Police and/or the Public Works Departments. • Concluded that no matter what, it is in the hands of the City not this applicant and it is not something the Planning Commission should condition on this applicant. Commissioner Rich asked how this should be approached. Director Paul Kermoyan: • Said that it should be approached with the Public Works Department including the City's Traffic Engineer. Campbell Planning Commission Minutes for December 10, 2013 Page 8 • Agreed that there has been a history of congestion and parking problems in this immediate area. • Added that it is necessary to consider the existing problems with street traffic and parking separately from this proposal. Those concerns cannot be ignored but also solutions for all of those existing conditions can't be imposed on this site. • Concluded that it is important to make sure that this project is contained on its own site. Commissioner Kendall suggested perhaps a restriction against street parking on Tuesdays when garbage is picked up. Director Paul Kermoyan: • Reminded that the Commission's focus should be on the proposed use of the site and the architectural review of the proposed new building. • Said that Professional Office is the permitted use for the site and may actually have a greater impact than this proposed chiropractic practice. There are nuances in office use. Medical service clinics are conditionally permitted in this zone. • Added that if the Commission feels the hours proposed need to be adjusted or parking looked at, they can do so. Commissioner Kendall asked what can be done to ensure no impacts result if the operator of this Conditional Use changes in the future from these occupants. Commissioner Resnikoff: • Said that the proposed conditions limit the number of persons on site as well as spacing between appointments. Other types of office uses such as a real estate office could not function with that limitation. • Said that the issue of traffic was raised at SARC and he is surprised that the Traffic Engineer's report indicated that nothing additional was needed there. He does not agree with that report. • Suggested the installation of signage for right turns. • Stressed the need to focus and said that the Commission really can't fix the existing parking problem on the street. • Reminded that Condition 6-d requires vehicles coming to this site to park on site and not on the public street. He would suggest placing signage in their front office advising their patients of that restriction. • Added that Condition 7 requires a six-month review of this use by the Community Development Director to ensure there are no negative impacts. • Suggested expanding that to require that the adjacent neighbors be contacted at the time of that six-month review and encouraged the neighbors to call in if problems come up. Commissioner Roseberry: • Stated that he agrees with Commissioner Resnikoff. • Suggested that educating the staff and patrons of this clinic on where they should and should not park will be important. Campbell Planning Commission Minutes for December 10, 2013 Page 9 • Agreed that it can be frustrating when you can't park in front of your own house and he understands that frustration. • Stated that the parking problem in this neighborhood is larger than the one-space parking deficiency on this parcel. This applicant is attempting to improve the appearance of the neighborhood. • Concluded that he is inclined to support this project with conditions. Commissioner Finch: • Expressed agreement with Commissioners Resnikoff and Roseberry. • Agreed that parking in the neighborhood needs to be looked at but it can't be addressed here. There are valid concerns. • Added that based on the applicant's description of this practice, their appointments will not be back-to-back. • Supported conditions to require education on where patients should park as well as the requirement for asix-month review. • Admitted that she would love to see that corner improved and is excited about that possibility. • Concluded that she would be supporting this request. Commissioner Resnikoff said that he fives near the Downtown and realizes that it can be infuriating when your driveway is blocked when large events, such as festivals, occur in the downtown bringing parking into the nearby residential areas. Chair Reynolds: • Suggested flushing out what the six-month review would entail as it could have budgetary impacts to have pro-active rather than the typical reactive enforcement only if problems come up. Code Enforcement is generally complaint driven. • Suggested conditioning a review but to wait to see if complaints have come up. • Agreed that a lot of issues are existing issues and not related to this business location. The applicant can't control those existing conditions. It is more for the City and the school district to do so. • Admitted that he has trouble with Condition 7. He could support this without Condition 7. • Said he also questions how Condition 6-c (staggered appointments) can be monitored and enforced. If it can't be enforced, why put it in? • Questioned whether other chiropractic uses have had the same condition imposed. • Reminded that the Commission is focusing on traffic and parking issues based on the school and residences, which are beyond the applicant's scope of control. Commissioner Resnikoff: • Opined that the six-month review under Condition 7 does not set precedent. Rather SARC suggested it because of concerns over existing traffic and parking. • Agrees that this applicant is not responsible for what is there now. The purpose of the condition is to ensure that this new use does not make the situation worse. • Admitted that he doesn't agree with the Traffic Engineer. • Added that he is still in favor of Condition 7 for a six-month review. Campbell Planning Commission Minutes for December 10, 2013 Page 10 • Said that if the applicant abides by the conditions, it will ease parking and traffic concerns. Chair Reynolds: • Reiterated that Condition 7 states, "...shall conduct six-month review." • Asked what this review is looking at versus the standard complaint-driven actions. Commissioner Rich: • Said that the Commission is looking for a middle ground here between proactive and reactive review and enforcement. • Said that at the six-month review, staff can look at any complaints that may have been received up to that point, if any. Chair Reynolds said that is the current standard. Again, it is complaint driven so that if no complaints are received, no action is required. He reminded that there is a cost to the City in imposing a condition that makes unnecessary demands on staff time. Commissioner Dodd pointed out that there is already a complaint in place. Chair Reynolds said that this complaint is not related to this applicant but rather to existing area conditions. Commissioner Roseberry: • Said that asix-month review is a good tool. • Agreed that it is not needed every time but when there is a higher likelihood of problems, it can be imposed. • Added that the resident's concern is traffic. • Opined that the Commission doesn't need to hash this out this much. • Agreed that it is not enforceable unless it becomes a problem. If so, the conditions of approval can be utilized. Commissioner Dodd reminded that Condition 6-c requires appointments be staggered by 15 minutes. She wants that condition in place for possible future uses on site. Commissioner Kendall stated her agreement with Commissioner Rich. Condition 6-c is an excellent idea for possible future uses there. Director Paul Kermoyan: • Confirmed that Chair Reynolds is correct that enforcement is complaint driven. If a complaint is received, it is responded to right away. • Added that if complaints are repetitive, staff works with the business owner. If it persists, staff will bring the use back to the Planning Commission for consideration. • Agreed that asix-month review can be included in the conditions. • Suggested a minor change to the site plan to move parking over a short distance to give more landscaping space. • Added that this Conditional Use Permit could be limited to chiropractic office rather than a more general medical use. That will help retain a definable intensity of use. Campbell Planning Commission Minutes for December 10, 2013 Page 11 Commissioner Finch asked if the Commission needs to change anything to incorporate the Director's proposed modification to the parking area. Commissioner Roseberry suggested leaving that to the discretion of the Director. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Kendall, the Planning Commission adopted Resolution No. 4127 approving a Conditional Use Permit with Site and Architectural Review (PLN2013-228) and a Parking Modification Permit to demolish an existing structure and construct a new 1,855 square foot one-story medical office building to establish a chiropractic office on property located at 225 W. Hamilton Avenue, subject to the conditions of approval with the following modifications: • Modify the use to specify "Chiropractic Office" and requiring that any future non-chiropractic medical uses of this site be brought forth to the Planning Commission for approval; • Leave approval of the final striping of the parking to the discretion of the Director in order to provide better access to the most east parking stall; and • Require placement of signs in the lobby directing patients to park only on site, by the following roll call vote: AYES: Dodd, Finch, Kendall, Resnikoff, Rich, and Roseberry NOES: Reynolds ABSENT: None ABSTAIN: None Chair Reynolds advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *,~~ Chair Reynolds read Agenda Item No. 2 into the record as follows: 2. PLN2012-183 Public Hearing to consider the City-initiated application for a City Text Amendment to identify ancillary retail in conjunction with a wholesale distribution facility as a conditionally permitted use within the M-1 (Light Industrial) Zoning District. Adoption of Negative Declaration is proposed for this project. Tentative City Council Meeting Date: January 7, 2014. Project Planner: Steve Prosser, Associate Planner Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Reported that this Text Amendment is proposed to modify Campbell Municipal Code Section 21.10. Campbell Planning Commission Minutes for December 10, 2013 Page 12 • Added that the modification would identify ancillary retail uses in conjunction with a wholesale distribution facility as a conditionally permitted use in the M-1 (Light Industrial) zoning. • Informed that in 2009, an existing business owner sought tenant improvements to create showroom space within an existing warehouse facility. Staff found that introducing ancillary retail was inconsistent with the light industrial zoning. This matter was discussed through 2011 at which time Council directed staff to bring this Text Amendment forward. • Described the M-1 areas as including: Dell & Sunnyoaks; White Oaks & Highway 17; and McGlincy & Cristich. It involves about 300 parcels zoned M-1 (Light Industrial). • Said that the amendments will allow the addition of ancillary retail within a lawful use with a Conditional Use Permit subject to Planning Commission review. • Added that while manufacturing and wholesale distribution uses are the most desirable uses in this zoning, a small amount of retail can be compatible as long as the primary uses remain wholesale or light industrial. • Reported that any Text Amendment requires findings for approval. Staff finds that this proposal is consistent with the General Plan, is not detrimental to the public's health, safety and general welfare. It has undergone CEQA review and is consistent with the Zoning Code. • Recommended that the Planning Commission adopt a resolution that recommends Council adopt an Ordinance to approve this Text Amendment. Commissioner Resnikoff asked if there had been any response to the public notifications. Planner Steve Prosser: • Said that there had been calls from some property and business owners requesting clarification on the intent of the amendment. • Added that some were concerned that the City was attempting to restrict or eliminate industrial uses. Commissioner Resnikoff asked if there were any objections once the intent was explained. Planner Steve Prosser said no. Commissioner Rich asked staff to differentiate between "primary" and "ancillary" retail uses. Planner Steve Prosser said that the primary focus of a use on an M-1 zoned property must remain one that is listed "by right" in the Ordinance. Retail can only be limited or ancillary to that primary use. Commissioner Rich asked if square footage is the key to determining that. Planner Steve Prosser said yes. Campbell Planning Commission Minutes for December 10, 2013 Page 13 Chair Reynolds said that he sees a lot of pros in adopting this amendment. He asked if there are any cons or drawbacks. Director Paul Kermoyan: • Said that a "pro" is to capture and legalize some pre-existing ancillary retail already occurring in industrial zones. That use has been silent. This amendment will codify what is already happening. • Added that it may require a Conditional Use Permit to increase the amount of existing ancillary retail. • Pointed out that wholesale typically has a certain component of retail. Chair Reynolds opened the Public Hearing for Agenda Item No. 2. Chair Reynolds closed the Public Hearing for Agenda Item No. 2. Commissioner Roseberry: • Said that this is a great idea. • Added that perhaps the only drawback is if it becomes too popular that it may possibly cause a parking impact to the M-1 areas. • Stated it would be important to take a long and hard look at potential impacts. Commissioner Resnikoff: • Stated his agreement with Commissioner Roseberry. • Added that he really likes the way this Ordinance is written, including such language as "site specific conditions." • Agreed that this is not setting precedent as there is a right to turn them down. • Concluded that he would be supportive. Chair Reynolds thanked staff for the thought process used to develop this Ordinance amendment. He agreed that it was well written. Motion: Upon motion of Commissioner Resnikoff, seconded by Commissioner Dodd, the Planning Commission adopted Resolution No. 4128 recommending approval of a Text Amendment (PLN2012-183) to identify ancillary retail in conjunction with a wholesale distribution facility as a conditionally permitted use within the M-1 (Light Industrial) Zoning District, by the following roll call vote: AYES: Dodd, Finch, Kendall, Resnikoff, Reynolds, Rich, and Roseberry NOES: None ABSENT: None ABSTAIN: None Chair Reynolds advised that this item would be considered by the City Council at its meeting of January 7, 2014. Campbell Planning Commission Minutes for December 10, 2013 Page 14 *** SELECTION OF THE 2014 CHAIR AND VICE CHAIR Motion: Upon motion of Commissioner Finch, seconded by Commissioner Kendall, the Planning Commission elected Commissioner Resnikoff to serve as Planning Commission Chair for 2014. (7-0) Motion: Upon motion of Commissioner Dodd, seconded by Commissioner Rich, the Planning Commission elected Commissioner Roseberry to serve as Planning Commission Vice Chair for 2014. (7-0) *~,~ REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan advised that he had no additions to his written report. ADJOURNMENT The Planning Commission meeting adjourned at 9:02 p.m. to the next Regular Planning Commission Meeting of January 14, 2014. SUBMITTED BY: Corinne nn, Recording Secretary APPROVED BY: Phi. y olds, Jr., air j~ ATTEST: ~~ ~--`.-- Paul Ker oyan, Secretary