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PC Min - 06/27/2006 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY JUNE 27, 2006 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of June 27,2006, was called to order at 7:38 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Alderete and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Bob Alderete Michael Rocha George Doorley Mark Ebner Tom Francois Elizabeth Gibbons Bob Roseberry Commissioners Absent: None Staff Present: Community Development Director: Senior Planner: Associate Planner: Planner II: City Attorney: Recording Secretary: Sharon Fierro Jackie C. Young Lind Tim J. Haley Stephanie Willsey William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Francois, seconded by Commissioner Gibbons, the Planning Commission minutes of June 13,2006, were approved as submitted. (7-0) COMMUNICATIONS There were no communications. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. Planning Commission Minutes of June 27, 2006 Page 2 ORAL REQUESTS There were no Oral Requests. *** PUBLIC HEARINGS Chair Alderete read Agenda Item No. 1 into the record as follows: 1. PLN2006-38 Morelan, J. Public Hearing to consider the application of Mr. Jim Morelan, on behalf of Morelan Associates, Inc., for a Conditional Use Permit (PLN2006-38) to allow an auto sales use within the interior of an existing industrial building on property owned by Gary and Gloria Eagen .Iocated at 299 McGlincy Lane (Unit A) in an M-1-S (Light Industrial) Zoning District. Staff is recommending that this 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: Tim J. Haley, Associate Planner Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Advised that the applicant is seeking a Conditional Use Permit to allow the establishment of an auto sales use within an existing industrial building located at 299 McGlincy Lane. · Said that this building was constructed in 1962 for manufacturing uses. . Stated that this applicant would occupy approximately 1,050 square feet of tenant space for auto sales use of vintage vehicles. . Described the Zoning as M-1-S (Light Industrial) and the General Plan Land Use designation as Industrial. . Recommended approval with a screened trash enclosure and explained that there are no exterior building changes proposed. Commissioner Rocha said that he noticed an abandoned sofa during his site visit and said it would be nice to see this removed from the site as well as general clean up. Planner Tim J. Haley said that staff had no problem with that recommendation. Chair Alderete opened the Public Hearing for Agenda Item NO.1. Mr. Jim Morelan, Project Architect: . Said that his client, Steve Hill, is here. . Stated that they have reviewed the Conditions of Approval, agree with them and ask that the Commission approve this Use Permit. Chair Alderete closed the Public Hearing for Agenda Item NO.1. Planning Commission Minutes of June 27, 2006 Page 3 Commissioner Doorley said he has questions about the potential impacts of this use on this area. Planner Tim J. Haley advised that this is a unique situation in that this business sells vintage cars. He agreed that there might be future applications for use of warehouse space for auto sales due to the changes in the operations of that industry. Commissioner Doorley questioned the land use and fiscal impacts on the City and whether outside parking might be required to support this business in the future. Planner Tim J. Haley reminded that the Conditions of Approval preclude outside sales and non-compliance with these conditions would result in enforcement action. He reiterated that the nature of auto sales appears to be changing from the traditional auto lot to specialty businesses such as this. Commissioner Doorley asked what potential there might be to create a traditional car lot in this location in the future. Planner Tim J. Haley reminded that the Conditions of Approval restrict outdoor displays and preclude operation as a traditional auto sales lot. Commissioner Rocha: . Expressed his concerns over this parking deficient site. . Stressed the importance of having carefully crafted conditions. · Reminded that the use stays with the land and not with the operator and that he wants to avoid problems with future owners. · Questioned any potential impacts when mixing auto uses with light industrial uses. . Said that in his experience as a commercial real estate agent, the two uses are not always compatible. Chair Alderete asked if added conditions might be necessary. Commissioner Doorley suggested a review period. Commissioner Gibbons pointed to Condition of Approval #2. Director Sharon Fierro said that Condition #2 requires that the use begin operations within one year. After that time, the Use Permit runs indefinitely. She said that the Commission might add another condition to require a return to the Planning Commission within a prescribed period of time. Commissioner Doorley said he prefers a two year review. Commissioner Rocha agreed that this would be prudent. Planning Commission Minutes of June 27, 2006 Page 4 Planner Tim J. Haley pointed out that Condition #8 limits the display of vehicles to within the building. He reiterated that outdoor parking for this business is limited to clients and employees. Commissioner Gibbons said she supports a four year review as a Condition of Approval, followed with a subsequent review four years after that. She said that the option is to limit the duration of the Use Permit outright or set up a review process. Director Sharon Fierro said that the Planning Commission can review the project in the event that it is not in compliance with the imposed Conditions of Approval. She said that the Commission should make sure that these Conditions are tight enough to meet the Commission's standards. Commissioner Gibbons said she would like to prevent the burden of enforcement and that she likes the idea of a five-year expiration date for this Use Permit. Commissioner Doorley said he prefers a review time frame over an expiration date. He reminded that the owner must pay fees. This would be onerous on this business owner if things are going well. Commissioner Gibbons said fine. Commissioner Roseberry said that this is a good and viable business. He added that he is more concerned with the fact that this property is under parked. He asked staff if another business were to be established on this property if the Commission would have another opportunity to revisit parking on site. Director Sharon Fierro asked if Commissioner Roseberry means that a violation at another address could require this business to be reviewed. That would be a problem. Commissioner Roseberry reminded that this property has one owner and is under parked. Planner Tim J. Haley reminded that this building was built in 1962 when different parking standards were in effect. Director Sharon Fierro said that any future correction would go to any new business and not to this one. If there is a significant change in use on this property, the new use could be brought back to the Commission for a parking exception. Commissioner Roseberry asked if there is a mechanism in place for such a review. Director Sharon Fierro replied yes. Planning Commission Minutes of June 27, 2006 Page 5 Commissioner Gibbons pointed out the differences in parking ratios between manufacturing at one for every 400 square feet and sales at one space per 200 square feet. She said that future uses can be dealt with in the future. Planner Tim J. Haley suggested that if the Planning Commission is uncomfortable with the parking, a condition could be imposed requiring Planning Commission review of parking provisions for this Use Permit and the entire site if there is a change in use in this building. Commissioner Ebner said this offers a reasonable common sense solution. He agreed that it would need to be looked at when there is a change in tenant and product. Chair Alderete: . Pointed out that the parking ratio for auto sales does not take into account the difference in how auto sales now occur. . Stated that the parking required to support such an auto sales use is probably less than manufacturing. . Said that he is fine with the number of spaces. . Agreed with the proposed condition in the event of a change in scale of uses on site. . Said he is not in favor of a timed review period because other similar uses did not require it. If this sort of condition is to be imposed, it must be uniform for all like uses. Commissioner Doorley reminded that the other recent approval was on Winchester, a commercial space, while this is an industrial site. Commissioner Francois said that this business operates on an appointment-only basis for seven hours a day, five days a week. He reminded that there is a mechanism for review outlined in the Conditions and stated that he has no problem with this application. Commissioner Gibbons recounted about a similar use approved for Cristich and McGlincy. There was not enough parking so they vacated a portion of the building to handle parking. She said that she is comfortable with the Condition for review. Commissioner Roseberry said that there is no need to come back as this is not likely to be a nuisance use. He said he was satisfied with the Conditions and supportive of this Use Permit. Commissioner Gibbons said that the existing conditions do not allow the Commission to review the entire site if uses change. Commissioner Roseberry said that any new use would require its own Use Permit. Planning Commission Minutes of June 27, 2006 Page 6 Commissioner Doorley suggested that Chair Alderete poll the Commission individually on their respective opinions on the issue of a four-year review of this Use Permit. Commissioners Ebner, Rocha and Roseberry all said they were comfortable with the conditions as written. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Roseberry, the Planning Commission adopted Resolution No. 3729 approving a Conditional Use Permit (PLN2006- 38) to allow an auto sales use within the interior of an existing industrial building on property owned by Gary and Gloria Eagen located at 299 McGlincy Avenue (Unit A), by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None None None NOES: ABSENT: ABSTAIN: Chair Alderete advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Alderete read Agenda Item NO.2 into the record as follows: 2. PLN2006-43 Sloan, T. Public Hearing to consider the application of Mr. Tom Sloan, Architect, on behalf of Walt and Nancy Wong, for a Site and Architectural Review Permit (PLN2006-43) to allow the construction of a new one-story single-family residence on property owned by Walt and Nancy Wong located at 1460 Westmont Avenue in an R-1-9 (Single Family Residential) Zoning District. Staff is recommending that this 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: Tim J. Haley, Associate Planner Commissioner Roseberry advised that he must recuse himself from this item due to the proximity of his home to this project site. He lives within noticing distance. He left the dais and chambers for the duration of Agenda Item NO.2. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: Planning Commission Minutes of June 27, 2006 Page 7 · Advised that the applicant is seeking a Site and Architectural Review Permit to allow a new single-family residence on property located at 1460 Westmont Avenue in an R-1-9 Zoning District. · Informed that the project must comply with the provisions of the San Tomas Area Neighborhood Plan (STANP). · Described the new home as a single-story, single-family residence of approximately 1 ,843 square feet on a 13,500 square foot lot. The home complies with the STANP for all requirements including setbacks, lot coverage and FAR. It is a two-bedroom home. · Reported that SARC reviewed this project and had a concern on the height of the entrance. The applicant revised the plan submitted by lowering the entrance and changing material. . Recommended approval. Commissioner Rocha presented the Site and Architectural Review Committee report as follows: . SARC reviewed this project on June 13th and was supportive. · Advised that the entry design was modified through a reduction in height and revised materials. Chair Alderete opened the Public Hearing for Agenda Item NO.2. Mr. Tom Sloan, Project Architect: · Said that they had modified the rooflines, lowered the height and changed materials of the entry to flow along with the elevation and give a more horizontal appearance. . Stated that the architecture looks much nicer with these modifications. · Said he hopes to receive an approval this evening. Commissioner Francois stated that the updated rendering provided this evening shows a tremendous improvement and expressed appreciation to Architect Tom Sloan for his cooperation. Mr. Tom Sloan said it was his pleasure. Chair Alderete closed the Public Hearing for Agenda Item No.2. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3730 granting a Site and Architectural Review Permit (PLN2006-43) to allow the construction of a new one-story single-family residence on property owned by Walt and Nancy Wong located at 1460 Westmont Avenue, by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois, Gibbons and Rocha Planning Commission Minutes of June 27, 2006 Page 8 NOES: None ABSENT: None ABSTAIN: Roseberry Chair Alderete advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. Commissioner Roseberry returned to the chamber and dais at the conclusion of Agenda Item No.2. *** Chair Alderete read Agenda Item NO.3 into the record as follows: 3 PLN2006-16 Miller, J. Public Hearing to consider the application of Mr. John Miller for a Planned Development Permit (PLN2006-16) to allow the construction of a new single-story second residential dwelling unit on a property with an existing home on property owned by Mr. John Miller located at 188 Sunnyside Avenue in a P-D (Planned Development) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: July 18, 2006. Project Planner: Stephanie Willsey, AICP, Planner" Commissioner Rocha advised that he must recuse himself from this item due to the proximity of his home to this project site. He lives within noticing distance. He left the dais and chambers for the duration of Agenda Item NO.3. Ms. Stephanie Willsey, Planner II, presented the staff report as follows: . Advised that the applicant is seeking approval of a Planned Development Permit to allow a new single-story second residential dwelling unit on a property with an existing home. . Added that the existing home is located at the front of the property and the new second detached home would be located behind it. The new home consists of 1,161 square feet with a 110 square foot covered porch. The new home would share the existing four-car garage. The home would match architectural style and materials of the existing home. · Reported that there are six parking spaces on site, four covered garage spaces and two covered driveway spaces. Two spaces per unit are required, one covered. · Recommended that the Planning Commission forward a recommendation to Council to approve this Planned Development Permit. Commissioner Roseberry presented the Site and Architectural Review Committee report as follows: Planning Commission Minutes of June 27,2006 Page 9 . SARC reviewed this proposal on June 13th and was supportive as presented and with no recommended changes. Chair Alderete opened the Public Hearing for Agenda Item No.3. Mr. John Miller, Applicant and Property Owner: . Thanked the Commission for considering his request. Mr. Larry Bickford, Representative of Campbell Baptist Church: · Said that the church is located at 151 Sunnyside and their parsonage at 163 Sunnyside. · Pointed out that this new unit shares a roof and garage and questioned how that can be considered a detached unit. Chair Alderete asked Mr. Larry Bickford if his underlying concerns are parking and density. Mr. Larry Bickford said that density is not really a concern. He asked about intentions for occupancy of the other half. Planner Stephanie Willsey: · Said that under the zoning, a unit is considered detached if it does not share any common interior walls. · Advised that while there are no specific requirements for open space in the P-D Zoning, there is a 750 square foot minimum per unit for duplexes. This amount is exceeded with this application. · Assured that this second unit can never be sold off separately. This will remain two units on a single property. Mr. Larry Bickford questioned the use of a shared garage for both units. Planner Stephanie Willsey advised that there is no requirement that the garage has to be separated but rather the two units can share a common garage structure. Commissioner Gibbons asked about the potential to turn these into condominiums in the future. Planner Stephanie Willsey said that it would be possible if the property is rezoned to C-PD (Condominium-Planned Development). City Attorney William Seligmann clarified that the C-PD (Condominium-Planned Development) Zoning is a separate classification from PD. Mr. John Miller: · Explained that his father passed away and his mother is now 84 years old and needs to be near family. Planning Commission Minutes of June 27, 2006 Page 10 . Said that if she were to pass away, his younger brother might move in. Chair Alderete closed the Public Hearing for Agenda Item NO.3. Commissioner Doorley questioned the subdivision done on other properties on this street. He asked if the building ratios are similar. Planner Stephanie Willsey said that some of the lots were split into flag lots and the homes were developed with the R-1 standards resulting in larger homes than this one proposed. Commissioner Gibbons asked if R-1 standards apply here. Planner Stephanie Willsey replied no. The standards are those of multi-family zoning. She added that staff is not likely to support a subdivision of this property. Commissioner Gibbons: . Said that this is an interesting project to consider. . Added that required findings must be made. . Pointed out that there is not obvious front door and that residents of this new unit would enter from the garage. This is a full-sized house with no frontage. · Stated that there is too much development and they are trying too hard to fit too much here. . Said that this is not the type of development intended. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Ebner, the Planning Commission adopted Resolution No. 3731 recommending approval of a Planned Development Permit (PLN2006-16) to allow the construction of a new single-story second residential dwelling unit on a property with an existing home on property owned by Mr. John Miller located at 188 Sunnyside Avenue, by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois and Roseberry NOES: Gibbons ABSENT: None ABSTAIN: Rocha Chair Alderete advised that this item would be considered by Council at its meeting of July 18, 2006, for final action. Commissioner Rocha returned to the chamber and dais at the conclusion of Agenda Item No.3. *** Chair Alderete read Agenda Item No.4 into the record as follows: Planning Commission Minutes of June 27,2006 Page 11 4. Zoning Code Update - Phase II Public Hearing to consider a Zoning Code Update - Phase II, which involves the adoption and codification of Phase II of the City of Campbell's Zoning Code Update that specifically addresses text changes in the Fence regulations; Enforcement Chapter; Site and Architectural Review Chapter; numerous permit processes and procedures (Article 5, Zoning Code Administration and Article 4, Land Use/Development Review Procedures); a new administrative decision process for discretionary staff level decisions; Tree Protection Regulations; Wireless Telecommunications Facilities Chapter; Sign Chapter; Planned Development Zoning District; a 24-month amortization of legal non-conforming motor repair facilities; and miscellaneous clerical errors. A Negative Declaration is proposed for this project. Tentative City Council Meeting Date: July 18, 2006. Project Planner: Stephanie Willsey, AICP, Planner" City Attorney William Seligmann: · Advised that Commissioner Rocha would have to recuse from consideration of two sections of this evening's Zoning Code Update Phase II, Section 21.36.140 (Motor Vehicle Repair Facilities) and Chapter 21.58 (Non-Conforming Uses & Structures). · Added that both of these sections deal with motor vehicle repair and Commissioner Rocha's home is located very near a repair facility. · Suggested that the majority of the Update be discussed, with the exception of those two sections, with Commissioner Rocha's participation. Once action has been taken, Commissioner Rocha would recuse from the remaining two sections. Ms. Stephanie Willsey, Planner II, presented the staff report as follows: . Advised that the Zoning Code provides regulations that implement the General Plan. · Reminded that in May 2004, Council adopted Phase I of the Zoning Code Update, which was a comprehensive update. . Said that Phase II incorporates items not completed in Phase I including new policies. . Reported that Council held three Study Sessions and the Planning Commission held one Study Session. · Explained that the Inclusionary Housing Ordinance is not part of this update but would be considered separately in the near future. · Said that no significant impacts result under CEQA. Therefore, staff recommends that the Planning Commission adopt a resolution recommending that Council adopt a Negative Declaration for the Zoning Code Update Phase II. · Stated that the update incorporates text and diagram changes to all but Article 1 and 6. Planning Commission Minutes of June 27, 2006 Page 12 . Said that Council requested that sign regulations being revised regarding exceptions and freeway signs. New standards have been developed. For freeway-oriented signs, only one would be permitted per site. Sign Exceptions would allow no higher than 45 feet and no larger an area than 350 square feet. . Explained that the hours for the use of powered equipment are proposed between 8 a.m. and 7 p.m., weekdays, and from 9 a.m. to 6 p.m. weekends. . Recommended that the Commission adopt a resolution recommending that Council approve the Zoning Code Update - Phase II. Chair Alderete opened the Public Hearing for Agenda Item NO.4. Commissioner Gibbons said that the hours for noisy blowers should be between 8 a.m. and 8 p.m., weekdays. She asked staff how the 75 foot maximum height for non- conforming buildings is measured. Planner Stephanie Willsey replied from finish grade. Commissioner Doorley said he agrees that 8 p.m. is a fine stop time for use of blowers. He suggested that the time limitations should be the same for weekends since most homeowners do their yards on weekends. Commissioner Rocha asked if these regulations are different for professional landscapers versus homeowners. Planner Stephanie Willsey said it was the same. Commissioner Ebner said the hours as written are fine. He does not want to see those hours expanded any further. Commissioner Doorley said he would support a daily time from 8 a.m. to 8 p.m. Commissioner Ebner said he wants hours to remain as written. Commissioner Francois said he was okay allowing use of powered equipment between 8 a.m. and 8 p.m. Commissioner Rocha said he prefers it remain as written. Commissioner Gibbons supported 8 a.m. to 8 p.m. Commissioner Roseberry said as written. Chair Alderete supported the hours as written. Planning Commission Minutes of June 27, 2006 Page 13 Commissioner Roseberry stated his concern over the existing problem with banner signs. They look bad and make Campbell look bad when they are left up until they become ragged. He asked about enforcement efforts. Director Sharon Fierro advised that banner signs are enforced upon complaint. There are priorities for enforcement. Commissioner Gibbons suggested a third alternative allowing powered equipment between 8 a.m. and 8 p.m. weekdays and between 9 a.m. and 8 p.m. weekends. Commissioner Ebner stressed that he is adamant that the code remain as drafted by staff. He added that he is not a big fan of leaf blowers or lawn mowers and would vote no on the entire update if this change is made. Commissioner Doorley said he supports this third alternative. Commissioner Francois said he feels the same as Commissioner Ebner. Commissioner Rocha said as written. Commissioner Gibbons supported her third alternative. Commissioner Roseberry and Chair Alderete said they too prefer the hours as drafted by staff. Chair Alderete closed the Public Hearing for Agenda Item NO.4. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Francois, the Planning Commission took the following actions: · Adopted Resolution No. 3732 recommending that the City Council adopt a Negative Declaration for the City of Campbell Zoning Code Update - Phase II Project (except for Chapter 21.58 and Section 21.36.140); and · Adopted Resolution No. 3733 recommending that the City Council approve the City of Campbell Zoning Code Update - Phase II, which includes text and diagram amendments to the Zoning Code (Title 21 of the Campbell Municipal Code - except for Chapter 21.58 and Section 21.36.140); by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None None None NOES: ABSENT: ABSTAIN: Planning Commission Minutes of June 27,2006 Page 14 Commissioner Rocha recused himself for the last two sections that pertain to auto repair facilities since his residence is located very near to an auto repair facility. He left the dais and chambers for the conclusion of Item No.4. Planner Stephanie Willsey presented the remainder of her staff report on Chapter 21.58 and Section 21.36.140 as follows: · Explained that Chapter 21. 58 establishes a 24-month amortization for motor repair facilities to come into conformance with these amended requirements and to comply with Section 21.36.140. Motion: NOES: ABSENT: ABSTAIN: Upon motion of Commissioner Doorley seconded by Commissioner Gibbons, the Planning Commission took the following actions: · Adopted Resolution No. 3734 recommending that the City Council adopt a Negative Declaration for the City of Campbell Zoning Code Update - Phase II Project (Chapter 21.58 and Section 21.36.140); and · Adopted Resolution No. 3735 recommending that the City Council approve the City of Campbell Zoning Code Update - Phase II, Chapter 21.58 and Section 21.36.140; by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois, Gibbons and Roseberry None None Rocha Chair Alderete advised that this item would be considered by Council at its meeting of July 18, 2006, for final action. Commissioner Rocha returned to the chambers and dais following the conclusion of Agenda Item No.4. Chair Alderete thanked staff for the good changes and great job done on this Zoning Code Update. Director Sharon Fierro complimented staff members Stephanie Willsey, Jackie C. Young Lind, Steve Prosser and City Attorney Bill Seligmann for their combined efforts. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Community Development Director, was accepted as presented with the following additions: · Reported that Council conducted two Study Sessions. Planning Commission Minutes of June 27, 2006 Page 15 . Explained that the Creekside Hotel project has conceptual changes. The approved proposal was for a 75-foot maximum height, six-story, 210-room hotel with a six-story office building. . Added that that development failed to go forward and the applicant applied to extend their PD Permit. . Said that the 210-room hotel is not justified and an alternative proposal will be brought forward with between 150 and 160 rooms. It would be a full-service hotel operated as a Hilton Garden Inn. There is one of these hotels in Cupertino. . Said that this revised hotel project would come to the Planning Commission for a Modification to a Planned Development and review. Since the project is now smaller, there will be less of a traffic impact. . Reported Council has also authorized staff to proceed with neighborhood meetings regarding three unincorporated pockets for consideration of annexation into the City of Campbell. . Explained that a property owner is interested in helping facilitate these neighborhood meetings. . Assured that these meetings will be advertised so that any interested Commissioner can attend. . Reported that there are two items pending for the next Planning agenda. Commissioner Doorley pointed out that it appears the County is asking to defer required road improvements to after annexation. He cautioned that it would be better to obtain these improvements prior the transition to City jurisdiction. Director Sharon Fierro explained that staff has been directed to continue negotiations with the County. She added that Council wants staff to report back after these neighborhood meetings. ADJOURNMENT The Planning Commission meeting adjourned at 9:07 p.m. immediately to a Study Session and subsequently to the next Regular Planning Commission Meeting of July 11, 2006. SUBMITTED BY: ~~ Corinne A. Shinn, Recording Secretary APPROVED BY: ~. I Bob Alderete, Chair ~AbJ, ~~ Sharon Fierro, Secretary ATTEST: