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PC Min 06/28/1988PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES JUNE 28, 1988 The Planning Commission of the City of Campbell convened this day in regular session at the regular meeting place, the Council Chambers of City Hall, 70 N. First St., Campbell, California. ROLL CALL Present Commissioners: Kasolas, Stanton, Perrine, Walker, Christ; Planning Director Arthur Kee, Principal Planner Phil Stafford, Public Works Director Don Wimberly, City Attorney Bill Seligmann, Recording Secretary Linda Dennis. Absent APPROVAL OF MINUTES M/S: Walker, Stanton - COMMUNICATIONS Commissioners Olszewski and Dickson. That the minutes of the Planning Commission meeting of June 14, 1988, be approved as submitted. Motion carried unanimously (5-0-2). Police Chief Jim Cost introduced himself to the Commission. Planning Director Kee noted that communications received pertained to specific items on the agenda. CONSENT CALENDAR TS 88-03 Lands of Ainsley Tentative Subdivision Map - Lands of Ainsley - 921 & 931 Hazel Ave. - APN 406-1-55 & 56. Planning Director Kee reviewed the Staff Report, noting that Staff is recommending approval. M/S: Perrine, Walker - That the Planning Commission find the proposed Tentative Subdivision Map in accord with the City's General Plan; and, that the Planning Commission recommend that the City Council approve TS 88-03 subject to the conditions attached hereto. Motion carried unanimously (5-0-2). ~r~c~ -2- ARCHITECTURAL APPROVALS M 88-09 Continued application of Mr. John Camarena Camarena, J. for approval of a modification to allow the construction of a mansard roof design on an existing drive-in restaurant located on property known as 2255 S. Winchester Blvd. in a C-2-S (General Commercial) Zoning District. Planning Director Kee reviewed the Staff Report of June 28, 1988, noting that the applicant has indicated that he would be able to submit revised plans for the meeting of August 9, 1988; therefore, Staff is recommending a continuance. M/S: Walker, Perrine - That M 88-09 be continued to the Planning Commission meeting of August 9, 1988. Motion carried unanimously (5-0-2). ~ ~ ~ PUBLIC HEARINGS UP 88-06 Public hearing to consider the application Johansen, L. of Mrs. Lillian Johansen for approval of a Conditional Use Permit to allow the establishment of a Large Family Day Care Home (7-12 children) and approval to allow the conversion of a two-car garage to living space on property known as 256 Calado Ave. in an R-1 (Single Family Residential) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 28, 1988, noting that, pursuant to the Site and Architectural Review Committee meeting, Staff is recommending a continuance. A letter from W. J. Harry, 241 Calado Ave., opposing the use was entered into the record (attached hereto). Perrine Commissioner ~'X~L$ reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending a continuance for revised plans to possibly open the garage to provide for parking. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mrs. Lillian Johansen, applicant, stated that she has had a day care at this location for the past 18 years; that she has cared for up to 12 children in the part, and currently has 8 children in her care; is licensed by the State and the County; and, that she is confident that the parking issue can be solved. Mrs. Johansen indicated that she currently has two teenagers assisting her in the child care; however, she normally has one adult only, and this person will return to work in a few months. M/S: Walker, Stanton - That the public hearing on UP 88-06 be continued to the Planning Commission meeting of August 9, 1988. Motion carried unanimously (5-0-2). ~ * ~ -3- UP 88-03 Continued public hearing to consider the Fosters Freeze application of Dacara Inc. for a Conditional Use Permit to allow the construction of a drive-through restaurant on property known as 2200 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 28, 1988 and the submitted plans for the Commission, noting that Staff is recommending approval of the presented plans. Commissioner Kasolas asked about the footprint of the existing building; the provision of landscaping within the drive-thru itself; expressed a concern about the possibility of the tunnel effect enhancing the noise, and indicated a sound study might be appropriate; expressed a concern that one would see an 18 foot high wall when driving along Bascom Ave., and this situation exists no where else in the City; and, asked if this high a wall could be built right up to the property line. Mr. Stafford responded that Staff feels that the sound would be affected out toward Bascom Ave. from the walled drive-thru area; and, there would only be a section of the wall right up to the property line. Commissioner Stanton asked about the current number of drive-thru restaurants existing on Bascom Ave. in Campbell's jurisdiction, and if there have been any complaints about those restaurants from residents. Mr. Stafford indicated that there were several of these types of fast food uses to the north of this site (Der Wienerschnitzel, Taco Bravo, Jack in the Box, Carls Jr.); and, the Planning Staff has received no complaints from residents regarding the uses. Commissioner Perrine reported that this item was discussed by the Site and Architectural Review Committee. The Committee is coming before the Commission without a recommendation in that the members were split. Additionally, the applicant has asked to make a presentation to the Commission. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. John Chargin, 1059 Bent Dr., opposed the proposed use, citing the following problems: delivery trucks running in the parking lot for 45 minutes; noise, fumes, and pollution from vehicles; the proposed 18 foot wall; no sound studies have been done; hours of operation not indicated; use does not promote public health and safety of area residents; use abuts residential uses, and will become an attraction to young people. Mr. Chargin continued that he would like to see a sound study done addressing the drive-thru tunnel and the effect of having a parking area (which has never been there previously) immediately adjacent to the residential uses. Mr. Steve Caruso, 1069 Bent Drive, opposed the proposed use noting that residents near the other fast food uses have complained to the Police Department about the noise and trash. Mr. Caruso expressed his concern with the noise from the radios and the drive-thru ordering station; asked how large the landscaping will be when installed; and, asked for a sound study to be done. -4- Commissioner Kasolas asked about the hours of operation; the policy for addressing litter problems; the direction of the drive-thru; and the existing ___ and project traffic movement restrictions in front of the subject site. Planning Director Kee noted that the Commission has the authority to restrict hours of operation and has done so in the past on other uses. Mr. Stafford indicated that the southerly driveway is proposed as the entrance to the drive-thru area. Public Works Director Wimberly reported that the median stops north of Shady Dale and left-turns can be executed from the subject site. There are no plans to prevent left turns at this time and the condition is not unusual in this area. Setbacks permit drivers a clear view of on-coming traffic. Mr. Wimberly continued that the applicant can post signs to restrict turning movements, and this could be a condition of approval; however, from a traffic standpoint, Staff does not see that traffic would be so acute as to limit these turning movements. Commissioner Kasolas stated that he was concerned with the circulation plan, both through the restaurant and with the parking in the rear. He continued that he was very much concerned about the hours of operation, and the type of containers to be used which would have an affect on the atmosphere. Mr. Chargin stated that he was concerned about vehicles parking up and accelerating in the rear parking area because of the noise; and, he noted the lack of visibility because of cars parked on Bascom Ave. - Mr. Steve Reeber, 259 Moneta Way, asked how far down the proposed wall would extend and how it would affect him. Mr. Charles Purnell, 1079 Shady Dale Ave., opposed the use, noting traffic _. problems of noise, speeds, and parking; and, expressed concern with the trash problem. Mr. Purnell felt that there was not enough room on-site for the number of parking spaces proposed. Mr. Tom Takata, 1042 Shady Dale, opposed the use stating that the neighborhood did not need the additional problem the use would create. Mr. Roger Wolfe, 1083 Bent Dr., expressed concern with the traffic problems the use could create, and with the possible lack of attention for pedestrians near the site because of the attention drivers would be giving to their food when leaving the site instead of their surroundings. Mr. James Chao, architect, stated that the developer has been interested in the neighbors opinions since the inception of this project. The developer has met with the neighbors and tried to address their concerns, as well as the concerns of Staff. Mr. Chao continued that they would be happy to reduce parking and increase landscaping in the rear; the tunnel effect of the drive-thru is mitigated by the introduction of rough textured materials with plant materials on it to reduce the noise level; and, the 18 foot wall is not seen from the street in that it is stepped and has landscaping on it. The applicant spoke _- with the Police Department, which indicated that cruising by youth has not been -S- a problem in Campbell because of the Department's policies and enforcement procedure. The project has been designed to provide for inside dining, outside dining, and drive-thru service. The drive-thru traffic will be handled between the building and the buffer wall, and w;11 be approximately 80 feet from the back property line. The hours of operation are Sunday through Thursday until 10:00 p.m., Friday and Saturday until 12:00 p.m. The applicant only asks to operate the same hours as the other fast food restaurants on the street. Commissioner Kasolas asked the Mr. Chao if he would consider coming back with plans eliminating the drive-thru completely and making back .parking stalls with a landscaping buffer. Mr. Carl Abbott, owner, stated that he is not prepared to answer this question at this time. A financial study would have to be done. Mr. Chao continued that there is a great deal of concerns about drive-thrust however, he felt that the presented design is a substantial improvement over other designs. Additionally, it should be considered that the applicant understands his clientele and is capable of controlling his customers. Commissioner Walker asked if it would be possible to provide a yellow parking zone at the curb in the immediate area with the intent of putting the delivery vans on the street rather than on the property near the residential area. Mr. Wimberly indicated that the use of the frontage can be restricted, and this issue can be addressed with conditions of approval. Mr. Carl Abbott_ noted that he had not been aware there was a problem with the delivery vans until this evening, and he will instruct the vans not to leave their engines running while making deliveries. Mr. Steve Reeber asked for protection of the residences with the provision of a higher rear wall which would extend to his property. Mr. Steve Caruso objected to the restaurant being open until midnight on weekends, noting that the residents deserved consideration of their privacy and quiet. Commissioner Kasolas noted that the applicant has indicated that he would only want what other neighborhood restaurants have. Would it be fair to limit his hours more than the other restaurants? He asked Mr. Caruso if a sit-down restaurant be acceptable, even with longer hours? Mr. Caruso responded that this would be acceptable and that the real problem is with the drive-thru use. M/S: Kasolas, Stanton - That the Commission recess at this point. Motion carried 3-2-2. The Commission recessed at 9:20 p.m.; the meeting reconvened at 9:30 p.m. Mr. Chao stated that the applicant would be happy to comply with replacing rear parking with landscaping. However, the project ~i the drive-thru would not be economically feasible. without -6- M/S: Kasolas, Walker - That the public hearing on UP 88-03 be closed. Motion carried unanimously (5-0-2). Commissioner Walker felt that the location of the drive-thru was addressed very well and he was impressed with the design which attempted to minimize the noise. He continued that he would personally like to consider a continuation of this matter for additional information as follows: a full police report of the affect of drive-thrus and fast food operations on the east side of Bascom Ave. on the adjoining neighborhood; the provision of a sound study; traffic information including any planned median extensions, and considerations for blocking through traffic on Shady Dale Ave. Commissioner Walker also suggested consideration of blocking off the back parking area during late hours. Commissioner Kasolas stated that with respect to changes and additional suggestions, it is apparent that the applicant would like this issue decided on this evening, and has presented his best proposal indicating that the project is economically unfeasible without the drive-thru. Commissioner Kasolas continued that he could not support the drive-thru; as well as having problems with the parking layout behind the wall, with the driveway cuts, and the location of the driveways presenting conflicting circulation patterns. Commissioner Kasolas stated that he was prepared to proceed with this application at this time. M/S: Stanton, Kasolas - That the Planning Commission adopt a Resolution denying UP 88-03 as presented; and, that specific findings for denial be adopted at the meeting of July 12, 1988. Discussion on motion Commissioner Walker stated that he would not support the motion because he felt the applicant was willing to work further on the issue. Vote on motion AYES: Commissioners: Kasolas, Stanton NOES: Commissioners: Perrine, Walker, Christ ABSENT: Commissioners: Olszewski, Dickson M/ Perrine, That the Planning Commission accept the Negative Declaration which has been prepared for this project; and, that the Planning Commission adopt a Resolution, incorporating the attached findings and conditions, and approve UP 88-03, with the added condition that a plans for a higher rear wall come back to the Commission for consideration. Motion failed for lack of a second. -~- Brief discussion ensued regarding the permissibility and legalities of restricting parking during certain hours. M/S: Kasolas, Walker - That the public hearing on UP 88-03 be reopened. Motion carried unanimously (5-0-2). M/S: Perrine, Kasolas - That the public hearing on UP 88-03 be - continued to the meeting of July 26, 1988; and, that additional information be provided as follows: (1) possible provision of rear sound walls; (Z) hours of operation; (3) police report relating to fast food restaurants on the street; (4) provision of a sound study in the drive-thru tunnel and the rear parking lot area; (5) reduction of parking and provision of additional landscaping in the rear parking area; (6) traffic study with respect to: plans for extension of median islands along Bascom Ave., possibility of right turns only, curbs cuts servicing Sees and Fosters regarding conflicting traffic movements during hours of operation, possibility of blocking off Shady Dale to through traffic; and, (7) study of hours of use and possible reduction of hours for drive-thru use. Discussion on motion Commissioner Kasolas stated that he believed the design of the building is extremely plain and that something should be done to get away from the plain block look, and that more of an architectural statement should be made. Mr. Wimberly noted that the issue of blocking movement on a public street is a very complex matter which requires extensive analysis. Commissioner Walker noted that he would like to see the background information on what occurred on McBain Ave. to block that street. Vote on motion AYES: Commissioners: Kasolas, Stanton, Perrine, Walker, Christ NOES: Commissioners: None ABSENT: Commissioners: Olszewski, Dickson. ~ ~ ~ -8- GP 88-03 Continued public hearing to consider a City-initiated City-initiated General P1an.Amendment to the Circulation Element modifying the planned extension of Capri Drive from Hacienda Ave. to W. Sunnyoaks Ave. Public Works Director Wimberly reviewed the Staff Report of June 28, 1988, noting that Staff is recommending approval of this General Plan Amendment. M/S: Stanton, Kasolas - That the public hearing on GP 88-03 be continued to the Planning Commission meeting of July 12, 1988 in order that a full Commission may be present. Motion carried unanimously (5-0-2). ~ ~ ~ S 88-03 Continued public hearing to consider the McReynolds, W. L. application of W. L. McReynolds for approval of plans to allow the construction of a small office on property known as 175 Cristich Lane in an M-1-S (Light Industrial) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 28, 1988, noting that Staff is recommending a denial of this project in that revised plans have not been submitted for several meetings, and the issue is one of code. ----- enforcement. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Walker, Kasolas, - That the public hearing on S 88-03 be closed. Motion carried unanimously (5-0-2). M/S: Stanton, Walker - That the Planning Commission adopt the attached findings and deny S 88-03. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Stanton, Perrine, Walker, Christ NOES: Commissioners: None ABSENT: Commissioners: Olszewski, Dickson. ~ ~ MISCELLANEOUS Referral Continued referral from City Council UP 87-15 regarding Planning Commission review of use Croes, M. permit for Large Family Day Care Home, on property known. as 1550 Hack Ave. Planning Director Ree reviewed the Staff Report of June 28, 1988, noting that the Council is requesting that this use permit be reviewed in light of the newly adopted ordinance addressing Large Family Day Care Homes. -9- City Attorney Seligmann indicated that the Planning Commission would not need to make findings as this would be done by the Council. Chairman Christ noted that the Council is requesting specific conditions that the Commission might have applied if they had approved this use permit. Based on the information from the Building Department regarding occupancy loads, it appears that there is no single space in this building with an occupancy load of more than 9.8. Therefore, Chairman Christ recommended that because of the occupancy issuance and the noise issuance, that the number of children be limited to 10 or less for this facility. Mr. Seligmann commented that it would be better to phrase the condition to require the applicant to have to provide additional space if they have 12 children, or restrict the number of children per room. Commissioner Stanton expressed his concern as to square footage that is available to the children in day care centers. Chairman Christ stated that one of the recommendations that has been received was requiring 50 sq.ft. per child. In this case, limiting the number of children to 10 would provide 55 sq.ft. per child. Also, in this case, there is not a converted garage or additional living room or den. Chairman Christ noted that he is looking at this situation from a standpoint that there is not adequate space in this home for more than 10 children, by review of the usable space at this location. Commissioner Walker stated that he differed with this line of comments, and asked that the Commission think about the national problem with the amount of available day care. He noted that he thought the matter was becoming too regulated. Commissioner Kasolas stated that this Commission is not charged with solving the national dilemma, but it is charged with the land use issue - an issue of how many children can be jammed into a house to scream out the neighbors. The situation should be conditioned to help out both sides, and the uses should not be overconcentrated. Commissioner Stanton noted that this large concentration of children can create serious problems in an emergency situation, particularly if the officials are unaware of the number of persons in a building. Commissioner Walker stated that he would grant a little leeway on the traffic issue, but he thought that the rest of the situation was regulated by the State. Chairman Christ indicated that the Commission needs to look at each one individually relative to the space available for care and for recreation, as well as limiting outdoor play hours. -10- M/S: Perrine, Kasolas - That the Planning Commission recommend that the City Council apply the following _ conditions to UP 87-15: (1) That the number of children be limited to 10 due to the space limitations; (2) That 3 parking spaces be kept available during hours of operation; and, (3) That the hours of outdoor play be limited. Additionally, that the Planning Commission note to the City Council that there is a continuing concern about this use and the people in the neighborhood find the operation to be objectionable. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Stanton, Perrine, Christ NOES: Commissioners: Walker ABSENT: Commissioners: Olszewski, Dickson. * ~ ~ Commissioner Kasolas commented that he felt it inappropriate for any staff member to make an assumption of what a Commissioner means if he is not present. He also feels that the memo provided by the Building Department does not address itself to the issue, and would hope that an appropriate apology, written, be submitted to the Commission. Chairman Christ agreed that information should be addressed to the entire --- Commission. ~ * ~ Request Request of Mrs. Margaret Young for a Young, M. deviation to the requirements of Chapter 21.61.060 (Satellite Dish Antennas) of the Campbell Municipal Code for property known as 947 W. Campbell Ave. in an R-1 (Single Family Residential) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 28, 1988, noting that Staff is recommending approval. Staff has received one letter from the property owner across the street indicating no objection (on file). Commissioner Stanton reported that this item was considered by the Site and Architectural Review Committee. The applicant has agreed to screen the antenna with Italian Cypress trees; therefore, the Committee is recommending approval. Mrs. Margaret Young, applicant, stated her agreement to screen the dish antenna with trees and to maintain the antenna in a dark color. -11- M/S: Stanton, Perrine - That the Planning Commission approve this request with the following conditions: (1) Applicant to screen antenna by planting Italian Cypress trees; (2) Applicant to maintain the dish color as black or another dark color; and (3) Applicant to obtain all necessary permits from the Building Department within 30 days of approval. Motion carried unanimously (5-0-2). * ~ SA 88-23 Continued signing request - Campbell Travel Best Awning Service - 389 E. Campbell Ave. - PD (Planned Development) Zoning District. M/S: Perrine, Stanton - That SA 88-23 be continued to the Planning Commission meeting of July 12, 1988. Motion carried unanimously (5-0-2). ~ ~ ~ Staff Report Continued Staff Report regarding Crockett Crockett Ave. Avenue Area. Chairman Christ noted that it was his understanding that Commissioners were to present specific items they wanted addressed on this issue. Planning Director Kee indicated that there has been discussion by the Commission about tools that could be used to address issues that have been raised in this area. Commissioner Dickson has expressed a keen interest; and, perhaps the Commission may wish to continue this item until Commissioner Dickson is present. In the meantime, Staff could prepare information on available tools for dealing with land use issues in this area. M/S: Stanton, Walker - That this issue be continued to the Planning Commission meeting of July 12, 1988. Motion carried unanimously (5-0-2). ~ ~ ~ Referral Referral from the City Council regarding City Council review of residential parking requirements. Planning Director Kee reported that at a recent study session, the City Council directed the Planning Commission to review the City residential parking requirements. Staff recommends that a public hearing be set for July 26, 1988 to review the requirements. M/S: Perrine, Walker - That the Planning Commission set the date of July 26, 1988 for public hearing to consider residential parking requirements. Motion carried unanimously (5-0-2). ~ ~ ~ -12- Staff Report Staf Report regarding exceptions to sideyard setbacks for second-story additions to single family homes. Principal Planner Stafford reviewed the Staff Report of June 28, 1988, noting that Staff is recommending that the Commission review the information and determine if any changes are needed to the current process. Commissioner Stanton stated that he was very comfortable with the existing process, in that it gives everyone an opportunity to review the matter and offer ideas. Chairman Christ agreed with Commission Stanton, noting that almost every one of these applications have had modifications which in some way benefit the applicant or the adjoining property owner. He noted that he would hate to see it not go through the Commission or not give the public an opportunity to comment. Commissioner Walker agreed with Chairman Christ's comments. Commissioner Kasolas said that he raised the issue to get some background. He questioned what happens when you have a case where the adjacent owner says no; and, if you are going to allow the smaller setbacks why not allow small setbacks when the houses are built originally. Mr. Kee indicated that the code was changed because there were a number of variances being approved that were really stripping the ordinance from a legal standpoint; and, the present ordinance seems to be working. Commissioner Kasolas said that essentially you have shown me that we are not discouraging second story additions, and I would agree with this. Chairman Christ thanked Staff, and noted and filed this report. ~ ~ ~ SUBCOMMITTEE REPORTS Subcommittee Reports Site & Architectural Review Procedure Subcommittee; Tree Preservation Committee; Site & Architectural Review Committee. There were no Subconm-ittee Reports at this time. ~ * ~ OTHER ITEMS BROUGHT UP BY COMMISSION Chairman Christ asked that a referral be sent to the City Council asking them to consider looking at an ordinance addressing fast food containers, similar to Berkeley and Palo Alto. ADJOURNMENT ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary There being no further business, the meeting was adjourned at 10:55 p.m. APPROVED: Ronald W. Christ Chairman RECOMMENDED FINDINGS: TS 88-03 SITE ADDRESS: 921/931 HAZEL AVE. APPLICANT: LANDS OF AINSLEY DEVELOPMENT PC MTG: 6-28-88 1. The proposed project density of 5.5 units per gross acre is consistent with the Low Density Residential (less than 6 unit sper gross acre) designated in the Land Use Element of the General Plan. ' 2. The proposed lot sizes and the lot arrangements are consistent with the Planned Development Permit (PD 87-14) approved for this project. CONDITIONS OF APPROVAL: TS 88-03 SITE ADDRESS: 921-931 HAZEL AVE. APN 406-01-55 & 56 LANDS OF AINSLEY DEVELOPMENT CO. PC MTG: 6-28-88 PUBLIC WORKS DEPARTMENT 1. Installation of a sanitary sewerage system to serve all lots within the subdivision in conformance with the proposed plans of the County of Santa Clara Sanitation District No. 4. Sanitary sewerage service to be provided by said District No. 4. 2. Installation of a water distribution system to serve all lots within the subdivision in conformance with the plans of the San Jose Water Works. Water service to be provided by said water company. Fire hydrants and appurtenances shall be provided and installed at the locations specified by the Fire Chief, Fire Department, City of Campbell. Fire hydrant maintenance fees shall be paid to City at the rate of $195 per fire hydrant. 3. Subdivider shall create or provide any public service easement and any other public utility and/or public service easements as may be necessary for the installation of any and all public utilities and/or facilities. 4. Compliance with the provisions of Title 20, Subdivisions of the Campbell Municipal Code. 5. Subdivider to pay Storm Drainage Area Fee of $2,774.00. 6. Subdivider shall install street improvements and post surety to guaranty the work. 7. Dedicate additional right-of-way to widen Hazel Ave. to 30 feet from centerline. 8. CC&R's to be approved by City Engineer to insure provisions for maintenance of buildings and common area. 9. Provide 4 copies of a grading and drainage plan for the review and approval of the City Engineer. 10. Obtain an excavation permit and pay fees and deposit for all work in the public right-of-way. 11. Pay a fee of $10,188.00 in lieu of dedication of land for parks. PLANNING DEPARTMENT 12. Common area designated for a private street, uncovered parking spaces, and landscaping shall be recorded as a separate parcel with provision for its _ maintenance. 4 ~~ v; ~~ tC ~ Z ~. 3 i ~a 2~ ~ ~v ~~w M [V~ I ; aa i _ v ~ • = ~ ~~i ~ ~ 8i~i~~t~g ~ ` , a e ~ ~ ~ ~ ~ .. ~i~ :w 3~ s ~ ~,i,~~ ~ a ~ ~ a ~~~Z~~~~ ~ Z 't a ~ ~ ~a~a~~~.`,P.~ ~~y `, i`` ~ I I~ - - - - • 3L/I' r /9D~/A I ~, . ~ z~4: ~ ~S •v ~1 ~N ~~ / • a.-~ •. - ~ r•~~•~w ~ s • f• • ~ s - ,•, ' ~+ i ~, ` •! 1 .r•.~ ~ • _ -r. ~- .~ _ _ . ,.,. s .~ : I 'S ~ .~ _~ _ 4. ., ..,.. M ~ . i - ,... ~~ ~•~ ~~ . '-.~ ' .z = ~ ~- J ' --ice .• \~ _ I.~ :.._ ' ~ i••1~~ . ~ ~ - - .• .df ± • ~ ~ ~ ' f ' ~ • ~ ~ i ~' i•i.•• ~ Z - • • - •~ii .•• f ~ • ~ ~ i~.~i• ~~ .~ •~ .: .. TT ~ I - .• . T. EXHIBIT A pUBL CI HEARING BEFORE PLANNING COMMISSION ON 2/23/88.. 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