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PC Min - 11/28/2006 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY NOVEMBER 28, 2006 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of November 28, 2006, was called to order at 7:30 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: Bob Alderete Michael Rocha George Doorley Commissioner: Commissioner: Commissioner: Tom Francois Elizabeth Gibbons Bob Roseberry Commissioners Absent: Commissioner: Mark Ebner Staff Present: Community Development Director: Senior Planner: Associate Planner: Planner II: Planner I: City Attorney: Recording Secretary: Sharon Fierro Jackie C. Young Lind Tim J. Haley Kimberly Brosseau Steve Prosser William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Rocha, the Planning Commission minutes of the meeting of October 24, 2006, were approved. (5-0-1-1; Commissioner Ebner was absent and Commissioner Doorley abstained) Campbell Planning Commission Minutes for November 28, 2006 Page 2 COMMUNICATIONS There were no Communications Items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda Modifications or Postponements. ORAL REQUESTS There were no Oral Requests. *** PUBLIC HEARINGS Chair Alderete read Agenda Item No. 1 into the record as follows: 1. PLN2006-124 Chamberlin, B. Public Hearing to consider the application of Ms. Breanna Chamberlin, on behalf of Roland and Pierre Kamber, for a Site and Architectural Review Permit (PLN2006-124) to allow the construction of a new residence on property owned by Roland and Pierre Kamber located at 1750 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 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Reported that the applicant is seeking a Site and Architectural Review Permit to allow the construction of a new home to replace an existing home that was destroyed by fire last year. . Stated that a property owner can generally replace a home destroyed by fire with a substantially similar structure within one year without the requirement for Planning Commission review. However, this applicant wanted a different home on the property, which is bringing it before this Commission. . Described the property as being zoned R-1-9. It is located on the south side of Westmont, across the street from Westmont High School. The new home is a single-story residence with an attached three-car garage. The home consists of 3,036 square feet of living space with a 723 square foot garage. The garage is facing away from the street so is not prominent. The home incorporates hip and gable roof elements. It is a contemporary Mediterranean architectural style with stucco walls, a composition roof and stone veneer accents. . Advised that the project is consistent with the zoning district and with the requirements of the San Tomas Area Neighborhood Plan. . Added that a Redwood tree would be removed and replaced on site. . Recommended approval. Campbell Planning Commission Minutes for November 28, 2006 Page 3 Commissioner Rocha presented the Site and Architectural Review Committee report as follows: . SARC reviewed this proposal at is meeting on November 14, 2006. . Stated that SARC was supportive of the project with the request for additional stone accents on the street elevation. . Added that SARC was pleased to see a single-story home that fits in nicely and will be a nice addition along this Westmont arterial. Chair Alderete opened the Public Hearing for Agenda Item NO.1. Mr. Rick Hartman, Project Architect: . Reported that both the Police and Fire Departments are eager to see this damaged home replaced. . Informed that the Redwood tree was supposed to have been removed about 15 years ago when he originally did work on this site. . Assured that they would be adding trees along the back property line for screening. . Explained that this is a long and shallow lot. . Said that the existing center positioned curb cut would be relocated off to one side. . Advised that they are willing to do the additional stone accents as requested by SARC. . Stated he was available for any questions. Chair Alderete closed the Public Hearing for Agenda Item No.1. Motion: Upon motion of Commissioner Rocha, seconded by Commissioner Roseberry, the Planning Commission adopted Resolution No. 3779 granting a Site and Architectural Review Permit (PLN2006-124) to allow the construction of a new residence on property owned by Roland and Pierre Kamber located at 1750 Westmont Avenue, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None NOES: ABSENT: ABSTAIN: Chair Alderete advised that this action is final unless appealed in 10 calendar days. *** Chair Alderete read Agenda Item NO.2 into the record as follows: Campbell Planning Commission Minutes for November 28, 2006 Page 4 2. PLN2006-121 (5) PLN2006-122 (TRP) Call, D. Public Hearing to consider the application of Mr. Daniel Call for a Site and Architectural Review Permit (PLN2006-121) to allow the construction of a new residence and a Tree Removal Permit (PLN2006-122) to allow the removal of seven trees on property owned by Mr. Daniel Call located at 1045 Hazel Avenue in an R-1-6 (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 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Advised that the applicant is seeking a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence on a flag lot. . Recommended continuance to a date uncertain. . Explained that when the plans were reviewed by SARC a number of concerns were expressed. . Said that the applicant is currently preparing revised plans. Upon motion of Commissioner Rocha, seconded by Commissioner Gibbons, the Planning Commission continued consideration of a Site and Architectural Review Permit (PLN2006-121) to allow the construction of a new residence and a Tree Removal Permit (PLN2006-122) to allow the removal of seven trees on property owned by Mr. Daniel Call located at 1045 Hazel Avenue, to a date uncertain. (6-0-1; Commissioner Ebner was absent) Motion: Chair Alderete read Agenda Item No. 3 into the record as follows: *** 3. PLN2006-137 Taghani, S. Public Hearing to consider the application of Mr. Sean Taghani for a Site and Architectural Review Permit (PLN2006-137) to allow the construction of a new residence on property owned by Ms. Chaman Safiran located at 1392 Stevens Court in an R-1-10 (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 Campbell Planning Commission Minutes for November 28, 2006 Page 5 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Advised that the applicant is seeking a Site and Architectural Review Permit to allow the construction of a new two-story single-family residence on property located at 1392 Stevens Court at the end of a court. . Explained that this is an unimproved dead end court. . Said that the property is zoned R-1-10 and is under the San Tomas Area Neighborhood Plan requirements. . Reported that this lot was created in September 2002 and was the rear portion of a larger parcel that fronts on Walnut Drive. The lot has unimproved public right-of-way frontage on Stevens Court. . Described the proposed residence as being a two-story using a Mediterranean architectural style that consists of stucco, concrete s-shaped tile roof, arches and a decorative chimney cap. . Stated that the proposal is consistent with the R-1-10 Zoning and the STANP. . Said that two pine trees would be removed but the other trees would be retained. A condition has been imposed that requires two 24-inch box replacement trees. . Recommended approval. Commissioner Rocha provided the Site and Architectural Review Committee report as follows: . SARC reviewed this proposal at its meeting on November 14th. . Said that SARC was supportive of the project with the inclusion of driveway pavers, the requirement that any future gate system allow room to park a car off of the public street and that the roof vents be clustered. Chair Alderete asked if these requirements are reflected in the conditions of approval. Planner Tim J. Haley said they were. Condition 6 has the driveway materials; Condition 4 discusses the fencing and Condition 12 covers the placement of mechanical vents. Chair Alderete opened the Public Hearing for Agenda Item NO.3. Mr. James Anderson, Stevens Court, Campbell: . Said that he has four concerns. . Added that the first concern is the proposed gate. . Explained that his driveway is in that corner and he is concerned about parking impacts as a result of the gate and he would like an opportunity to review the plans for that gate. . Mentioned the existing vegetation in front of the fences and said he hopes that remains. Campbell Planning Commission Minutes for November 28, 2006 Page 6 . Pointed out that the undergrounding of utilities would result in digging across the entire front of his property and he would like to see the plans in some detail for this process. . Reported that when lot was created in 2002, the installation of a fire truck turnaround was mentioned He pointed out that Condition 37 is not what was agreed to and he wants to understand what is proposed here. Chair Alderete closed the Public Hearing for Agenda Item NO.3. Commissioner Gibbons said that Mr. James Anderson has raised excellent questions, including a clarification on trees and removal inside versus outside the property; the proposed curb cut as well as the proposed fence and gate. Planner Tim J. Haley said that the gate was not illustrated on the plans. Commissioner Gibbons asked if that means there is no gate right now. Planner Tim J. Haley replied correct. The gate is a future addition but a condition has been imposed that requires that this gate not cause parking issues. Commissioner Gibbons asked if the gate would be brought to the Commission. Planner Tim J. Haley said that the Community Development Director would review it. Commissioner Gibbons pointed to plan sheet A-2 and said that two interior pines would be removed but nothing outside of the property line. Is this correct? Planner Tim J. Haley replied correct. Commissioner Gibbons asked how the driveway intersects with Stevens Court. Planner Tim J. Haley replied that there are no improvements (curbs, gutters and sidewalks) on Stevens Court. Commissioner Gibbons asked if the undergrounding of utilities would occur in the same fashion as anywhere else in the City. Planner Tim J. Haley replied yes. Commissioner Doorley asked if there is any impact on the neighbors and/or is there an easement for utilities. Director Sharon Fierro said that undergrounding either occurs in a PG&E easement or within the public right-of-way. Campbell Planning Commission Minutes for November 28, 2006 Page 7 Commissioner Roseberry asked about the original requirement for a fire department turnaround versus the current requirement for an additional hydrant. Planner Tim J. Haley: . Explained that the issue of finishing off the street with a cui de sac was raised when the parcel was created. The neighbors appealed that condition for improvements in the right-of-way. . Said that the issue is water supply and the choice between a sprinkler system versus a new fire hydrant. This is a standard fire condition. . Added that the staff at Fire is not familiar with the original discussion on the turnaround. . Said that staff is not recommending a standard cui de sac. Commissioner Roseberry asked if this project is resolved as far as Fire is concerned. Senior Planner Jackie C. Young Lind replied that Condition 37 is a standard and that condition is not requiring a cui de sac. Commissioner Roseberry asked if this is in compliance. Senior Planner Jackie C. Young Lind said that it is a building permit issue. A turning template is used and the plans must comply. Commissioner Roseberry asked about a hydrant. Senior Planner Jackie C. Young Lind said that Condition 36 requires either a hydrant or sprinklers. Chair Alderete said that the Commission appreciates the items raised by the neighbor and encouraged that neighbor to stop by the Community Development Department. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Rocha, the Planning Commission adopted Resolution No. 3780 granting a Site and Architectural Review Permit (PLN2006-137) to allow the construction of a new residence on property owned by Ms. Chaman Safiran located at 1392 Stevens Court, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None NOES: ABSENT: ABSTAIN: Campbell Planning Commission Minutes for November 28, 2006 Page 8 Chair Alderete advised that this action is final unless appealed in 10 calendar days. *** Chair Alderete read Agenda Item No.4 into the record as follows: 4. PLN2006- 108 Nguyen, P. Public Hearing to consider the application of Mr. Pham Oinh Nguyen for a Site and Architectural Review Permit (PLN2006-108) to allow the construction of an addition to an existing single-family residence on property owned by Mr. Pham Dinh Nguyen located at 1215 Audrey Avenue in an R-1-10 (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: Steve Prosser, Planner I Mr. Steve Prosser, Planner I, presented the staff report as follows: . Advised that the applicant is seeking a Site and Architectural Review Permit to allow an addition to an existing single-story single-family residence located on the north side of Audrey Avenue. . Said that this property is located on all sides by single-family residences. . Reported that the zoning is R-1-1 0 and the General Plan land use designation is Low-Density Residential. The property falls within the San Tomas Area Neighborhood Plan. . Described the lot as being approximately 1/3 of an acre. The proposed FAR is .22 where a maximum of .45 is allowed. The proposed coverage is .23 where a maximum of.45 is allowed. . Said that two new trees would be installed in the front and that the rear trees would be preserved. . Stated that this is a substantial addition with features such as hip and gable roof, stucco, clay roof and an attached garage. . Informed that SARC reviewed this project on November 14, 2006, and their recommended changes are now reflected in the plans. . Said that this project is Categorically Exempt under CEQA because it is an addition to an existing dwelling. . Recommended the adoption of a resolution approving this request and stated that the applicant is available. Commissioner Rocha provided the Site and Architectural Review Committee report as follows: . SARC reviewed this project on November 14, 2006. . Said that SARC was supportive with minor revisions including the front porch, and details on the columns. The plans now reflect those changes. Campbell Planning Commission Minutes for November 28, 2006 Page 9 Chair Alderete opened the Public Hearing for Agenda Item No.4. Chair Alderete closed the Public Hearing for Agenda Item NO.4. Commissioner Gibbons said that this has a fairly dominant garage feature and suggested the use of a garage door with some sort of vertical element in the middle to soften its visual appearance. She added that she has no objection to this project. Commissioner Rocha said that the garage door did not come up during SARC's review but that it would help break up that portion. Commissioner Roseberry said that SARC usually hits on upgraded garage doors but missed it here. He added that he is not adverse to an upgraded garage door in this case. Chair Alderete asked for clarification on the vertical element. He asked if this could be achieved with windows on the upper portion of the garage door. Commissioner Gibbons replied just something nicer than a solid door. Motion: Upon motion of Commissioner Rocha, seconded by Commissioner Roseberry, the Planning Commission adopted Resolution No. 3781 granting a Site and Architectural Review Permit (PLN2006-108) to allow the construction of an addition to an existing single-family residence on property owned by Mr. Pham Dinh Nguyen located at 1215 Audrey Avenue with the added requirement for the applicant to work with staff on an upgraded garage door, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None NOES: ABSENT: ABSTAIN: Chair Alderete advised that this action is final unless appealed in 10 calendar days. *** Chair Alderete read Agenda Item No. 5 into the record as follows: Campbell Planning Commission Minutes for November 28, 2006 Page 10 5. PLN2006-144 Standridge/Mitz Public Hearing to consider the application of Rennwerks for a Conditional Use Permit (PLN2006-144) to allow the establishment of an auto repair business and race shop for high end vehicles on property owned by Mr. David Standridge and Mr. Kevin Mitz located at 1070 Dell Avenue 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: Steve Prosser, Planner I Mr. Steve Prosser, Planner i, presented the staff report as follows: . Advised that the applicant is seeking approval of a Conditional Use Permit to allow the establishment of an auto repair/race shop for high end vehicles within an existing commercial building that is located on the east side of Dell Avenue. . Explained that the General Plan designation is Industrial and the zoning is M- 1-S. . Said that the proposed use is consistent with both designations. . Reported that the operation hours would be from 8:30 a.m. to 5:30 p.m. weekdays. The business would be closed on weekends and holidays. . Informed that 28 spaces are required. Sixteen spaces are provided on site with one of those spaces being accessible. Additionally, 12 spaces are provided through a reciprocal parking agreement with the adjacent property. . Said that two trailers would be stored outdoors in a fenced area. . Reported that there was no SARC review. . Said that the project is Categorically Exempt under CEQA as it represents a minor alteration to an existing commercial structure. . Recommended approval and said that the applicants are available this evening. Commissioner Gibbons asked if the two spaces used for the trailers are counted in the 16 on-site available spaces. Planner Steve Prosser said that the trailers will take up two parking spots. These are race trailers that are 20 feet long. Commissioner Gibbons said that approximately three spaces would be lost to these trailers. Planner Steve Prosser said that the applicant has advised that they could move these trailers to an off-site location if that is a concern. Campbell Planning Commission Minutes for November 28, 2006 Page 11 Commissioner Rocha said he did a site visit on Sunday afternoon and saw three trailers on site. Two were small trailers and the third a larger one. He added that he also noticed an RV parked in the back. He asked how the parking of trailers on site would impact site circulation. Planner Steve Prosser said that this business serves high end vehicles only. There would be about 5 to 6 vehicles per week by appointment only. Commissioner Rocha said that he is pretty satisfied that this business is specific only to racing vehicles. He said that the surrounding uses also include an insulation business and a pet lodge. Chair Alderete opened the Public Hearing for Agenda Item NO.5. Mr. Kevin Mitz, Project Applicant & Property Owner: . Said that they don't plan to take up parking with their trailers. . Reported that cars are brought to their location on trailers as they are race cars that cannot be driven on public streets. . Said that in the future they may install gates but they are not in place yet. Commissioner Francois said that the Mountain View location looks like a hospital. He asked to clarify that the business serves between 5 and 7 customers each week. Mr. Kevin Mitz said that the majority of the time they service vehicles at the track. Commissioner Francois said that he is very supportive of this use. Mr. Kevin Mitz said that engines are crated in. Commissioner Rocha pointed out that this is both the owner and user of this building. He said that he would like to see some landscaping as there is none. Mr. Kevin Mitz said that the site is 100 percent asphalt but perhaps they could put in some plants in large pots. Commissioner Roseberry said that he is also supportive. This is the right place and this is a good operation. He asked how the entitlement to the parking on the adjacent parcel was formalized. Mr. Kevin Mitz said that the driveway to access the neighboring property is located on his property. Commissioner Roseberry cautioned that the fire lane not be blocked. He said that this looks like a good project. Campbell Planning Commission Minutes for November 28, 2006 Page 12 Commissioner Gibbons said that she too is supportive and finds this to be a great project. She said that it appears that the use is okay without a lot of parking. However, the use permit goes with the property and not with the business. She said that she is not worried about this business but perhaps the next guy. Mr. Kevin Mitz said that they try to never store vehicles outside but rather keep them indoors. Chair Alderete closed the Public Hearing for Agenda Item NO.5. Commissioner Gibbons reiterated her concern over the potential for future users of this site other than this applicant and business. Senior Planner Jackie C. Young Lind pointed out Condition 1 that requires that the use be operated in compliance with the written project description. Commissioner Gibbons thanked staff for that clarification. Commissioner Rocha reminded that this is both the owner and user of this property. He is less concerned than he would have been if this was a tenant using a leased location. He added that he is supportive. Senior Planner Jackie C. Young Lind made a correction to Condition 7 to read "other than" in replacement of "outside of'. She added that Attachment #4 provides the legal description for the reciprocal parking agreement. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3782 approving a Conditional Use Permit (PLN2006-144) to allow the establishment of an auto repair business and race shop for high end vehicles on property owned by Mr. David Standridge and Mr. Kevin Mitz located at 1070 Dell Avenue subject to the conditions of approval as corrected, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None NOES: ABSENT: ABSTAIN: Chair Alderete advised that this action is final unless appealed in 10 calendar days. *** Chair Alderete read Agenda Item NO.6 into the record as follows: Campbell Planning Commission Minutes for November 28, 2006 Page 13 6. PLN2006-157 Ramirez, S. Public Hearing to consider the application of Mr. Sam Ramirez for a Reinstatement/Extension of Approval (PLN2006-157) of a previously-approved Conditional Use Permit (PLN2004-188) to allow late night activities for a restaurant in Downtown Campbell on property owned by Mr. Robert Raffanti located at 266 E. Campbell Avenue in the C-3-S (Central Business District) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Kimberly Brosseau, Planner I Ms. Kimberly Brosseau, Planner II, presented the staff report as follows: . Advised that the applicant is seeking approval of an extension of time for a previously-approved Use Permit to allow late night operations. . Reported that on April 26, 2005, the Planning Commission approved the original Use Permit that expired before the use commenced due to delays in construction. . Added that the restaurant is proposing to open in mid-December. . Said that the use is in conformance with the C-3 Zoning and is Categorically Exempt under CEQA as it represents a minor alteration to an existing commercial site. . Informed that a Condition has been imposed that limits this to a 60-day extension of approval requiring the restaurant to begin operations within 60 days of approval and six months for the completion of the fa<;ade improvements. . Recommended approval of this extension. Commissioner Roseberry sought clarification that the previously-granted Use Permit must be extended because time ran out. Planner Kimberly Brosseau replied correct. Commissioner Gibbons asked about the standard condition that allows the Community Development Director to immediately restrict hours of operation in the event that problems come up. Planner Kimberly Brosseau pointed to Condition #10. Commissioner Rocha sought assurances that the 2 a.m. closing time means that all activity on site would conclude. Planner Kimberly Brosseau replied correct. Campbell Planning Commission Minutes for November 28, 2006 Page 14 Director Sharon Fierro reminded that the Commission had previously approved the 2 a.m. closing time. Commissioner Rocha asked if the rear doors would remain closed. Commissioner Gibbons wanted to stress that all activities on site must cease completely by 2 a.m. Senior Planner Jackie C. Young Lind pointed to Condition #12 to that effect. Chair Alderete: . Said that he takes issue with the finding that no changes have occurred since the original approval since there have been new businesses approved in the Downtown including the Motion Ultra Lounge. . Said that there is additional volume in late night activities and that he is not sure where the breaking point is. . Reported that folks are organizing in the residential areas adjacent to the Downtown and complaining about the impacts. . Stated that somewhere along the line the City needs to evaluate cumulative volume. Director Sharon Fierro said that she had such a discussion today. She added that staff will be looking at that and bringing it to the Commission as a Study Session issue in the future. Chair Alderete opened the Public Hearing for Agenda Item No.6. Chair Alderete closed the Public Hearing for Agenda Item No.6. Commissioner Francois said that the issue of cumulative effect raised by Chair Alderete is right on and that having a Study Session on the issue would be important as he had never thought in that context. He said that more selective approvals and enforcement mechanisms should be pursued further. Commissioner Rocha said that he agreed with Commissioner Francois' comments. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Roseberry, the Planning Commission adopted Resolution No. 3783 approving a 60-day Reinstatement/Extension of Approval (PLN2006-157) of a previously approved Conditional Use Permit (PLN2004-188) to allow late night activities for a restaurant in Downtown Campbell on property owned by Mr. Robert Raffanti located at 266 E. Campbell Avenue, by the following roll call vote: Campbell Planning Commission Minutes for November 28, 2006 Page 15 NOES: ABSENT: ABSTAIN: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None AYES: Chair Alderete advised that this action is final unless appealed in 10 calendar days. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Community Development Director, was accepted as presented with the following additions: . Stated that on November 21, 2006, Council approved the Creekside Project extension. An application for the revision of the original hotel approval has been submitted and will be brought back to the Planning Commission. . Added that Council approved the Winchester retail project, the Motion Ultra Lounge parking adjustment and the Redding Road PO Permit. The Salmar project was continued with the request that the applicant provide additional parking. This project will be brought back to the Council. . Reported that the December 12th PC agenda includes four items plus the selection of the 2007 Chair and Vice Chair. . Informed that a community meeting has been scheduled for Thursday, November 30th, for the East Campbell Avenue Master Plan. Unfortunately, the notice did not indicate the possibility of a quorum of the Planning Commission might be present. Upon discussion, it was determined that a quorum amongst the Commissioners was not available to attend this meeting so there is no risk of a quorum. ADJOURNMENT The Planning Commission meeting adjourned at 8:48 p.m. to the next Regular Planning Commission Meeting of December 1 2006. SUBMITTED BY: " Corinne A. Shinn, Recording Secretary ATTEST: J':>4*~ - A~ir~~ ...... Stiaron Fierro, Secretary APPROVED BY: