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HomeMy WebLinkAbout1994-01-05; Planning Commission; Resolution 3607-(I 0 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ~ 11 PLANNING COMMISSION RESOLUTION NO. 3607 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNLA, RECOMMENDING APPROVAL OF A TENTATlVE TRACT MAP TO SUBDMDE A 184 UNIT MULTIFAMILY RESIDENTIAL DEVELOPMENT ON PROPERTY GENERALLY LOCATED 0.25 MILES WEST OF EL CAMINO REAL AND 0.75 MILES SOUTH OF PALOMAR AIRPORT ROAD IN LOCAL FACILITIES MANAGEMENT ZONE 21. CASE NAME: POINSETTIA HILL CASE NO: CT 93-03 WHEREAS, a verified application for certain property to wit: The northwest quarter of the southwest quarter of Section 23, Township 12 south, Range 4 west, in the City of Carlsbad, San Diego County. has been filed with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 5th day of January, 1994, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to CT 93-03; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of CT 93-03, based on the following findings and subject to the following conditions: Fhdinm: ' 1. The project is consistent with the City's General Plan since the proposed density of 6.3 dudacre is within the density range of 4 to 8 dus/acre specified for the site as indicated on the Land Use Element of the General Plan. 0 e 2. The site is physically suitable for the type and density of the development since thc 1 site is adequate in size and shape to accommodate residential development at thf density proposed. 2 3 3. The project is consistent with all City public facility policies and ordinances since: 4 5 6 7 8 a. The Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project. 9 I1 b. Park-in-lieu fees are required as a condition of approval. 10 11 12 13 14 15 16 17 c. All necessary public improvements have been provided or will be required as conditions of approval. d. The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. 4. The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential, planned industrial, and community park development on the General Plan. 18 5. The project has incorporated suflicient additional public facilities for the nine (9) units in excess of the growth control point to ensure that the adequacy of the City's 19 public facilities plans will not be adversely impacted. 20 21 22 23 24 6. There have been sufficient developments approved in the southwest quadrant at densities below the growth control point so that approval will not result in exceeding the quadrant limit of 12,859 dwelling units. 7. All necessary public facilities required by Chapter 21.90, the Growth Management Ordinance, will be constructed and are guaranteed to be constructed concurrently with the need for them created by this development and in compliance with the adopted City Standards. 25 ~1 1 8. This project will not cause any significant environmental impacts and a Mitigated 26 27 28 Negative Declaration has been issued by the Planning Director on November 11, 1993. In recommending approval of this Mitigated Negative Declaration the PC RES0 NO. 3607 -2- 1 2 3 4 5 6 7 8 9 10 I1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 a 0 Planning Commission has considered the initial study, the staff analysis, all requirec mitigation measures and any written comments received regarding the significan effects this project could have on the environment. 9. This project is consistent with the City's Growth Management Ordinance as it ha! been conditioned to comply with any requirement approved as part of the Loca Facilities Management Plan for Zone 21. 10. The design of the subdivision will not conflict with easements or records o easements established by court judgementy acquired by the public at largey for acces through or use of property within the proposed subdivision. Conditions: 1. Approval is granted for CT 93-03, as shown on Exhibits "A" - "NN", dated Januq 5, 1994, incorporated by reference and on file in the Planning Department Development shall occur substantially as shown unless otherwise noted in thesf conditions. 2. The developer shall provide the City with a reproducible 24" x 36', mylar copy 01 the tentative map as approved by the City Council. The tentative map shall reflect the conditions of approval by the City. The tentative map copy shall be submitted to the City Engineer and approved prior to building, grading, final map, or improvement plan submittal, whichever occurs first. 3. A 500' scale map of the subdivision shall be submitted to the Planning Director prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the project. 4. This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 (amended July 2, 1991) and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivider's agreement to pay the public facilities fee dated March 19, 1992, a copy of which is on file with the City Clerk and is incorporated by this reference. If the fees are not paid this application will not be consistent with the General Plan and approval for this project will be void. 5. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water and service and sewer facilities is available at the time of application for water service and sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map. 6. The applicant shall pay park-in-lieu fees to the City, prior to the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code. I PC RES0 NO. 3607 -3- ll !I 0 a 7. The applicant shall provide school fees to mitigate conditions of overcrowding a 1 part of building permit application. These fees shall be based on the fee schedul in effect at the time of building permit application. 2 3 8. This project shall comply with all conditions and mitigation measures which ma be required as part of the Zone 21 Local Facilities Management Plan and an 4 amendments made to that Plan prior to the issuance of building permits. 5 6 9. Approval of CT 93-03 will be null and void if the property subject to this approva is not annexed to the City of Carlsbad Community Facilities District No. 1 within 6( days from the date of final City Council action. Additionally, annexation must occu 7 prior to the issuance of any grading, building or other pennit. 8 10. The following note shall be placed on the Final Map. "Prior to issuance of ~ building permit for any buildable lot within the subdivision, the property owne Resolution No. 91-39". 9 shall pay a one-time special development tax in accordance with the City Councj 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 I 11. Prior to the approval of the final map for any phase of this project, or where a ma1 is not being processed, prior to the issuance of building permits for any lots or units the applicant shall enter into an Affordable Housing Agreement with the City t( either provide and deed restrict 24 dwelling units as affordable to lower-incomr households for the useful life of the dwelling units or pay to the City an inclusionaq housing impact fee as an individual fee on a per market-rate dwelling unit basis Should the applicant choose to pay the inclusionary housing impact fee, the site fo: the proposed affordable dwelling units shall be redesignated a remainder parcel an( shall remain in an undeveloped state, subject to subsequent discretionary approval 12. If any condition for construction of any public improvements or facilities, or thc payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided ir Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 13. Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance. 14. Approval of CT 93-03 is granted subject to the approval of CP 93-02, SDP 93-02 and HDP 92-04. CT 93-03 is approved subject to all conditions of approval for CF 93-02, SDP 93-02, and HDP 93-02, Planning Commission Resolution No's. 3608, 3609, and 3610, incorporated herein by reference and on file in the Planning Department. 15. The applicant shall establish a homeowner's association and corresponding covenants, conditions and restrictions. Said CC&R's shall be submitted to and approved by the Planning Director prior to final map approval. PC RES0 NO. 3607 -4- 0 0 16. 1 2 3 17. 4 5 i3 19. 7 8 9 10 18. 20. 11 21. 12 13 14 15 16 ''I 23. 24. 18 19 25. 20 22. The applicant shall submit a street name list consistent with the City's street nam policy subject to the Planning Director's approval prior to final map approval. The applicant shall prepare a detailed landscape and irrigation plan which shall b submitted to and approved by the Planning Director prior to the approval of gradin or building plans, whichever occurs first. All landscaped areas shall be maintained in a healthy and thriving condition, fre from weeds, trash, and debris. The developer shall install street trees at the equivalent of 40-foot intervals alon all public street frontages in conformance with City of Carlsbad standards. Th trees shall be of a variety selected from the approved Street Tree List. All landscape plans shall be prepared to conform with the Landscape Manual an submitted per the landscape plan check procedures on file in the Plannin Department. Landscape plans shall be designed to minimize water use. Lawn and other zone plants (see Landscape Manual) shall be limited to areas of special visual irnportanc or high use. Mulches shall be used and irrigation equipment and design sha promote water Conservation. Prior to final occupancy, a letter from a California licensed landscape architect sha be submitted to the Planning Director certifying that all landscaping has beel installed as shown on the approved landscape plans. All herbicides shall be applied by applicators licensed by the State of California. The applicant shall pay a landscape plan check and inspection fee as required b: Section 20.08.050 of the Carlsbad Municipal Code. The first set of landscape and irrigation plans submitted shall include building plm improvement plans and grading plans. 21 22 23 24 25 26 27 26. All landscape and irrigation plans shall show existing and proposed contours an shall match the grading plans in terms of scale and location of improvements. 27. The developer shall display a current Zoning and Land Use Map in the sales officc at all times, or suitable alternative to the satisfaction of the Planning Director. 28. All sales maps that are distributed or made available to the public shall include bu not be limited to trails, future and existing schools, parks (which could includc lighting), and streets. 29. This project is being approved as a condominium permit for residentia I homeownership purposes. If any of the units in the project are rented, th 28 PC RES0 NO. 3607 -5- I/ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 e 0 minimum time increment for such rental shall be not less than 26 days. A conditic so stating this shall be placed in the CC&R's for the project. 30. Prior to the recordation of the first hal tract map the owner of record of t property within the boundaries of this tentative tract map shall prepare and reco a notice that this property is subject to overflight, sight, and sound of aircr; operating from McClellan-Palomar Airport in a manner meeting the approval oft Planning Director and City Attorney. The applicant shall post aircraft noi notification signs in all sales and/or rental offices associated with the ne development. The number and locations of said signs shall be approved by t! Planning Director. 31. Approval of CT 93-03 is subject to approval of the California Coastal Commissio Any revisions that may be required by the Coastal Commission must be review' and approved by the Planning Director and City Engineer prior to approval of a: final map, and may necessitate a formal amendment to this approval. 32. CT 93-03 is approved subject to the condition that the construction of the lo( collector serving the Poinsettia Hill project shall include a connection to the existin unimproved access, as shown on Exhibits "C" - "I)", dated January 5, 1994. addition, access for those agriculture uses traveling to and from El Camino Re shall be maintained throughout construction of the Poinsettia Hill project, th allows circulation adequate for vehicles meeting Caltrans Highway Design Manu 407D. Said access shall remain open for access until such time as alternate acce has been provided, subject to approval of the City Engineer and Planning Directc 33. Prior to issuance of a building permit, the applicant shall establish a process no*, to the satisfaction of the Planning Director and City Attorney, all owna users and tenants of this project that: 1) this area is adjacent to industrj operations; 2) the area may be subject to dust, pesticides, and odors associated wil adjacent agricultural operations; and 3) the owners, users, and tenants occupy th area at their own risk. Engineerinn Conditions: 34. Prior to approval of the first final map a secondary access shall be provided 1 easements or guaranteed access rights in accordance with City Standards. reciprocal access and maintenance agreement shall be recorded to the satisfactic. of the City Engineer. The access may be for emergency use only. 35. Prior to occupancy of any unit within the project the secondary access must 1 constructed and operational. This access may be for emergency use only. 36. Direct access rights for all lots abutting Street "A" shall be waived on the final mar 37. This project is located within the Me110 11 segment of the Local Coastal Prograr All development design shall comply with the requirements of those plans. PC RES0 NO. 3607 -6- I1 e 0 38. 1 2 39. 3 4 5 40. 6 7 9 42. 8 10 11 12 13 14 15 16 17 18 41. 43. 44. 19 ~ 2o 45. 21 22 23 24 46. 25 26 27 47. 28 Unless a standards variance has been issued, no variance from City Standards i authorized by virtue of approval of this tentative map. The applicant shall comply with all the rules, regulations and design requiremenl of the respective sewer and water agencies regarding services to the project. The applicant shall be responsible for coordination with S.D.G.&E., Pacific Be Telephone, and Cable TV authorities. This project is approved specifically as five (5) units for the purposes of recording All public facilities needed to serve each unit and meet City Standards shall b guaranteed for construction prior to recording of a final map for that unit. If the applicant chooses to construct out of phase, the new phasing must b reviewed and approved by the City Engineer and Planning Director. The applicant shall provide an acceptable means for maintaining the privat easements within the subdivision and all the private: streets, sidewalks, street light: storm drain facilities and sewer facilities located therein and to distribute the cost of such maintenance in an equitable manner among the owners of the propertie within the subdivision. Adequate provision for such maintenance shall be include with the CC&R's subject to the approval of the City Engineer prior to final ma approval. A note to the effect of the following shall be placed on a separate sheet of the fina map. All improvements are private and are to be privately maintained with thc exception of the following: A. Street "A" and the public improvements therein and the water lines beneatl the private streets that serve fire hydrants. A note shall be placed on the improvement plans stating which utilities are publi and which are private. All concrete terrace drains shall be maintained by the homeowner's association (j on commonly owned property) or the individual property owner (if on a: individually owned lot). An appropriately worded statement clearly identifying th responsibility shall be placed in the CC&R's. Approval of this tentative tract map shall expire twenty-four (24) months from thc date of City Council approval unless a final map is recorded. An extension may bc requested by the applicant. Said extension shall be approved or denied at thc discretion of the City Council. In approving an extension, the City Council ma: impose new conditions and may revise existing conditions pursuant to Sectio~ 20.12.110(a)(2) Carlsbad Municipal Code. The applicant shall defend, indemnify and hold harmless the City and its agents officers, and employees from any claim, action or proceeding against the City or it I1 PC RES0 NO. 3607 -7- e 0 1 2 3 4 5 48. 6 49. 7 8 9 50. lo 51. 11 12 13 14 15 16 17 18 19 52. 53. 2o 54. 21 22 23 24 25 26 27 28 56. 55. agents, officers, or employees to attack, set aside, void or null an approval of th City, the Planning Commission or City Engineer which has been brought against th City within the time period provided for by Section 66499.37 of the Subdivisio Map Act. The applicant shall pay the current local drainage area fee prior to approval of tk final map for this project or shall construct drainage systems in conformance wit Master Drainage Plan and City of Carlsbad Standards as required by the Cii Engineer. Prior to approval of a final map the applicant shall pay all current fees and deposit required. The owner of the subject property shall execute an agreement holding the Cit harmless regarding drainage across the adjacent property prior to approval of th final map for this project. Based upon a review of the proposed grading and the grading quantities shown o the tentative map, a grading permit for this project is required. (Prior to final ma approval, the applicant must submit and receive approval for grading plans i accordance with City Codes and standards. Prior to issuance of a building perm for the project, a grading permit shall be obtained and grading work be complete in substantial conformance with the approved grading plans.) The project is approved on the condition that exported graded materials will b placed on APN 215-020-06 in a stockpile and used for completion of grading fa Street "A" as a part of the grading permit for this project. The stockpile requires th separate approval of Hillside Development Permit No. 93-12, "Sfregola Stockpile' and this project shall conform to the conditions and requirements placed on th approval of HDP 93-12. Prior to issuing a grading pennit for this project, approval for a stockpile permit 0: APN 215-020-06 by City Council shall be obtained. The access ramps shown on the site plans for HDP 93-12 and CT 93-03, accessin APN 215-020-06, are for temporary access and maintenance of the property and d not represent an approval for future development of the site. No grading shall occur outside the limits of the subdivision unless a grading or slopc easement is obtained from the owners of the affected properties. If the applican is unable to obtain the grading or slope easement, no grading permit will be issued In that case the applicant must either amend the tentative map or change the slopc so grading will not occur outside the project site in a manner which substantiall: conforms to the approved tentative map as determined by the City Engineer anc Planning Director. Prior to hauling dirt or construction materials to or from any proposed constructiol site within this project, the applicant shall submit to and receive approval from th PC RES0 NO. 3607 -8- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 a a City Engineer for the proposed haul route. The applicant shall comply with a] conditions and requirements the City Engineer may impose with regards to thl hauling operation. 57. The developer shall exercise special care during the construction phase of thi project to prevent offsite siltation. Planting and erosion control shall be providec in accordance with the Carlsbad Municipal Code and the City Engineer. Referencl Chapter 11.06. 58. The applicant shall construct desiltation/detention/urban pollutant basin(s) of ; type and a size and at location(s) as approved by the City Engineer. The applican shall enter into a basin maintenance agreement and submit a maintenance bonc satisfactory to the City Engineer prior to the approval of grading, building ped or final map whichever occurs first for this project. Each basin shall be serviced b an all-weather access/maintenance road. This condition may be met by basin(s guaranteed for construction by other projects located offsite and downstream hm this project. 59. Additional drainage easements may be required. Drainage structures shall bl provided or installed prior to the issuance of grading or building permit as may bl required by the City Engineer. 60. The owner shall make an offer of dedication to the City for all public streets an1 easements required by these conditions or shown on the tentative map. The offe shall be made by a certificate on the final map for this project. All land so offerec shall be granted to the City free and clear of all liens and encumbrances and withou cost to the City. Streets that are already public are not required to be rededicated 61. The remainder parcel shown on sheet six (6) of the tentative map shall be offera for dedication as a public street on the final map. 62. Some improvements shown on the tentative map and/or required by thes conditions are located offsite on property which neither the City nor the owner ha sufficient title or interest to permit the improvements to be made withou acquisition of title or interest. The applicant shall conform to Section 20.16.095 c the Carlsbad Municipal Code. This conditional approval is null and void if title t said property is not obtained, unless the City Engineer and Planning Director mak findings of substantial conformance without construction of said improvements. 63. The drainage system shall be designed to ensure that runoff resulting from 10-yea frequency storms of 6 hours and 24 hours duration under developed conditions, ax equal to or less than the runoff from a storm of the same frequency and duratio under existing developed conditions. Both 6 hour and 24 hour storm durations sha be analyzed to determine the detention basin capacities necessary to accomplish th desired results prior to (final map approval) issuance of building or grading permil whichever occurs first. ... I ~ pc RESO No. 3607 -9- e e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 64. The applicant shall comply with the City's requirements of the National Pollutar Discharge Elimination System (NPDES) permit. The applicant shall provide be: management practices to reduce surface pollutants to an acceptable level prior t scharge to sensitive areas. Plans for such improvements shall be approved by th City Engineer prior to approval of final map, issuance of grading or building permi whichever occurs first. 65. Plans, specifications, and supporting documents for all public improvements sha be prepared to the satisfaction of the City Engineer. Prior to approval of the fin; map in accordance with City Standards, the applicant shall install, or agree to insta and secure with appropriate security as provided by law, improvements shown o the tentative map and the following improvements: PRIOR TO APPROVING THE FIRST FINAL MAP: k Street "A" within the subdivision boundaries and adjacent to the souther subdivision boundary shall be constructed to full width public local stret standards. Sidewalks and street lights may be omitted on the south side. , separate right-of-way dedication from APN 215-020-06 is required in ordc for this condition to be met. B. Street "A" from El Camino Real to the subdivision boundaries shall b constructed with half street improvements plus 12 feet of paving based o a right-of-way width of 60 feet and a roadway width of 40 feet. C. A fully trafllc actuated signal at El Camino real and Street "A" and necessar median improvements to the satisfaction of the city Engineer. If this sip and median improvements are constructed by others then this project sha pay its pro rata share of those improvements. The City may enter into reimbursement agreement for portions of this signal. In the event thi project constructs this signal, other projects shall reimburse their pro rat share. D. All offsite storm drains, all weather roads and easements as may be require by the City Engineer. E. All offsite sewer lines, water lines, all weather access roads and easemenl as may be required by the District Engineer of the Carlsbad Municipal Wate District. A note to this effect shall be placed on an additional map sheet on the final map pe the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements liste above shall be constructed within 18 months of approval of the secure improvement agreement or such other time as provided in said agreement. 66. Prior to approval of a final map for any Unit within the subdivision, the develop shall prepare improvement plans and pay the appropriate plan check fees for a public improvements needed to serve that Unit in accordance with City Standards PC RES0 NO. 3607 -1 0- 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ~ \ ~ 67. Prior to approval of the first final map, the developer shall pay or enter into a agreement with the City to pay an appropriate share of the costs for th construction of Poinsettia Lane as may be determined as being required for th project consistent with the requirements of the Zone 21 Local Facilities Managema Plan and any amendments thereto. Fire Conditions: 68. Prior to the issuance of building permits, complete building plans shall be approve by the Fire Department. 69. Additional onsite public water mains and fire hydrants are required. 70. Applicant shall submit a site plan to the Fire Department for approval, which depict location of required, proposed and existing public water mains and fire hydrant! The plan should include off-site fire hydrants within 200 feet of the project. 71. Applicant shall submit a site plan depicting emergency access routes, driveways an traffic circulation for Fire Department approval. 72. An all-weather, unobstructed access road suitable for emergency service vehicle shall be provided and maintained during construction. When in the opinion of th Fire Chief, the access road has become unserviceable due to inclement weather c other reasons, he may, in the interest of public safety, require that constructio operations cease until the condition is corrected. 73. All required weather mains, fire hydrants and appurtenances shall be operation2 before combustible building materials are located on the construction site. 74. Native vegetation which presents a fire hazard to structures shall be modified o removed in accordance with the specifications contained in the City of Carlsbal Landscape Guidelines Manual. Applicant shall submit a Fire Suppression plan to th Fire Department for approval. Water District Conditions: 75. The entire potable and non-potable water system/systems for subject project sha be evaluated in detail to ensure that adequate capacity and pressure for domestic landscaping and fire flow demands are met. 76. The developer will be responsible for all fees and deposits plus the major facilic charge which will be collected at time of issuance of building permit. The develope shall pay a San Diego County Water Authority capacity charge which will bc collected at issuance of application for meter installation. 77. Sequentially, the Developer's Engineer shall do the following: I I -.. PC RES0 NO. 3607 -11- *, 0 0 A. Meet with the City Fire Marshal and establish the fire protection 1 requirements. 2 3 4 5 6 B. Prepare a colored reclaimed water use area map and submit to the Planning Department for processing and approval. C. Schedule a meeting with the District Engineer for review, comment anc approval of the preliminary system layout usage (G.P.M. - E.D. U.) plan fol potable, reclaimed and sewer systems prior to the preparation 0. improvement plans. 7 PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planninj 8 the following vote, to wit: 9 Commission of the City of Carlsbad, California, held on the 5th day of January, 1994, b; 10 11 12 13 14 15 16 17 AYES: Chairperson Savary, Commissioners: Schlehuber, Betz, Savq & Hall. NOES: Commissioners: Erwin & Welshons. ABSENT: None. ABSTAIN: None. CARLSBAD PLANNING COMMISSION l8 I/ ATTEST: 19 11 I '? 20 21 22 11 PLANNING DIRECTOR 23 I1 24 25 26 27 28 PC RES0 NO. 3607 -12-