MINUTES

PLANNING COMMISSION REGULAR MEETING

APRIL 1, 2008





1.0 CALL TO ORDER

The Regular Meeting of the Planning Commission of the City of Highland was called to order at 6:00 p.m. by Chairman Haller at the Donahue Council Chambers, 27215 Base Line, Highland, California.



Present: Commissioners Bob Moore and Michael Willhite, Vice Chairman Randall Hamerly and Chairman Richard Haller



Absent: Commissioner John Gamboa



Staff Present:John Jaquess, Community Development Director

Ernie Wong, City Engineer

Bruce Meikle, Senior Planner

Linda McKeough, Administrative Assistant III



The Pledge of Allegiance was led by Chairman Haller.





2.0 COMMUNITY INPUT

There was none.





3.0 CONSENT CALENDAR

There were no Items.







4.0 PUBLIC HEARINGS

4.1 JLM-TREH VIII HWY 30, LLC, the Developer of the Lowe's / Highland Crossings Project is requesting an Amendment to Conditional Use Permit 007-003 (Amendment No. 1). Amendment No.1 would revise a portion of the previously approved Conceptual Design 1C Site Plan and replace a 3,031 square foot Gas Station / Convenience Mart (noted as "P1" on the Site Plan) with a 4,750 square foot Retail Building. The 15.38 gross acre Site is located on the southeast corner of Greenspot Road and State Route 30 / 210 Freeway. Representative: Edward Horovitz, Vice President.

Chairman Haller introduced the item and called for Staff's presentation.

Senior Planner Meikle gave the presentation from the Staff Report. He gave the historical background of the Project and described the proposed Amendment to the Commission. He indicated prior to the Meeting, the Applicant distributed an amended Site Plan to the Commission and added Mr. Ed Horovitz and Mr. Tom Robinson, who are the Applicant's Representatives, are in the audience and then Senior Planner Meikle concluded his presentation.

Chairman Haller asked if the Commission had any further questions of Staff. Hearing none, he then opened the Public Hearing and asked if the Applicant would like to make a presentation.

Mr. Tom Robinson, 4590 MacArthur Boulevard, Suite 500, Newport Beach, California, who is Applicant's Representative and Mr. Horovitz's partner, addressed the Commission. He explained how the Building was changed from the proposed Gas Station and Canopy totaling 3,500 square feet because Lowe's requested that it be changed. He further explained how the property's commercial use is less intense and the parking was also increased and the change fits well with the parameters of the Shopping Center. Mr. Robinson stated the number of parking spaces would increase from 711 to 726. He then explained how there was a typographical error in the number of parking spaces of 730 within the Staff Report. He further explained how the P3 Building's square footage has been reduced from 12,000 square feet to 11,654 square feet and in doing so, changed the direction of the parking. Mr. Robinson stated the proposed Elevations match the other buildings and feels the Elevations are "nice".

A question was asked by a Commissioner about the P3's square footage of 11,654 and the Staff Report states 10,000 square feet. Mr. Robinson responded with the last rendition, was 18,000 square feet and tonight, it is proposed to be 11,654 square feet.

Another question was asked by a Commissioner if the P3 (Building) was not part of tonight's Public Notice. Staff responded no, it is not a part, and explained about the square foot reduction and the expanded parking and the Public Notice process. Staff then asked if that was correct and Mr. Robinson responded affirmatively.

Chairman Haller then asked Mr. Robinson to go over the revisions on the Revised Site Plan. Mr. Robinson responded and explained the P3 Building had been 12,000 square feet and has been reduced to 10, 545 square feet and how Staff had approved that. With (tonight's) new Site Plan, the P3 Building is now proposed to be 11,654 square feet with added parking. With regards to the proposed Gas Station, the square footage was revised from 3,310 square feet to a 4,750 square foot Building.

Discussion ensued between the Commission, Mr. Robinson and Staff regarding the Sign Program, and the relocation of the Trash Enclosure and having it reoriented with better access than proposed on the Plot Plan in the Staff Report. A question was asked by a Commissioner if the Sign locations are moving and Mr. Robinson said no.

Mr. Ed Horovitz, 4482 Barrance Parkway, Suite 234, Irvine, California, who is the Vice President of JLM-TREH VIII HWY 30, LLC, is the Applicant's Representative, addressed the Commission. He affirmed the proposed Trash Enclosure location now has a better orientation.

Discussion ensued between the Commission, Mr. Robinson, Mr. Horovitz and Staff regarding the increased parking.

A question was asked by a Commissioner regarding the Landscape Plan and the Landscape Plan is currently in the plan check process. A comment was made by a Commissioner regarding how the landscaping will change around the Pylon Sign. Staff responded and reiterated the Landscape Plans will have to be amended and again go through the plan check process. A question was asked by a Commissioner if there were other items other than the Irrigation / Landscape Plans that are need to be changed in light of the amended Site Plan. The plan check also needs to review the screening of the Trash Enclosure when a vehicle is coming down the Freeway off-ramp, otherwise, the person would be able to view inside the Trash Enclosure. Staff responded the plan check Plans either have returned to the City offices or have returned to the plan check office and the Plans are in a "second round" of plan checking and Staff indicated "that corner" was not on the Plans, but was on a separate Plan for the Parkway. Mr. Horovitz added that is correct and indicated to the Commission and Staff with regards to the landscaping that he is more than happy to add additional landscaping in order to screen the Trash Enclosures. A comment was made by a Commissioner regarding when the Project went to the Design Review Board (DRB) for consideration, will the Revisions affect the tree placement, Sign location and Building Mounted Sign. Mr. Horovitz responded (the Revisions) will not affect the street tree locations and added that a split-face block wall is a requirement of the Enclosure and if the Commission would desire vines, etc., he can do it and have them installed. Another comment was made by a Commissioner regarding the six foot (6') Trash Enclosure and a person would be looking down into the Enclosure (from the Freeway off-ramp) and recommended screening the Enclosure. Mr. Robinson responded they would work with the City's Landscape Architect to address the screening issue.

Discussion ensued between the Commission, Mr. Horovitz and Staff regarding the Master Plan for Greenspot Road and the pavers at the major intersections. The driveway located at P1 is offset, and Access "A" is also offset. Mr. Horovitz responded the offset located at Lowe's is for a deceleration lane, same at Access "A". There is also a handicap ramp at each location on Greenspot Road. A comment was made by a Commissioner the four-sided paver crosswalk is not at the intermediate intersections and requested Staff to review it. Staff responded the street design is a conceptual street design and there are no brick pavers closest to the Freeway. Access "A" has an offset because of the right turn pocket and asked if the Commission wanted a square design for the pavers. The Commissioner responded affirmatively and wanting the revised geometry design. Staff responded that Staff will catch the (Commissioner's) comment through the plan check process and added Staff does not know if a cross gutter is needed on Access "A".

Discussion ensued between the Commission and Staff regarding the San Bernardino County Flood Control property located on the north side of Greenspot Road (adjacent east of the Freeway), signalization and access to future development located on the north side of Greenspot Road. A question was asked by a Commissioner if the traffic signal is either a three-way intersection or a four-way intersection. Staff responded the traffic signal is a three-way intersection for now. Mr. Horovitz added the traffic signal is for a four-way intersection and reflects that in the Plans. Staff responded the Developer's intent was for a four-way intersection that can also serve the properties north of Greenspot Road and not a "T" intersection and Staff is willing to work with the Applicant.

Chairman Haller asked if the Commission had any further questions of the Applicant. Hearing none, he then asked if anyone else would like to speak on the item. Hearing none, Chairman Haller then asked if the Applicant had any final comments.

Mr. Robinson explained the last sentence on Page 3 of the Staff Report regarding the following: "The remaining outside lane, along with the curb, gutter, sidewalk, street lights, storm drain, utility undergrounding, parkway landscaping, etc. will be constructed by the Applicant." and indicated the Applicant is not doing the storm drain and is not a Condition of the Project. Staff responded indicating the sentence is "generic". Mr. Horovitz added that he wanted to make sure.

Mr. Robinson continued regarding Planning COA No. 15 the number of parking spaces is now 718 and not 730.

Discussion ensued between the Commission, Mr. Robinson and Staff regarding the ratio of the retail space parking versus the additional 1,300 square feet. Mr. Robinson added the number of compact spaces changed and the Plans are in the second plan check for the Buildings now and indicated he does not anticipate anything now.

Further discussion ensued between the Commission, the Applicant's Representatives and Staff regarding the number of parking spaces of 711, 718, 726, 730, etc.

Chairman Haller asked if the Commission had any further questions of the Applicant.

A question was asked by a Commissioner regarding the northeast corner of Building P1 and the Monument Sign. There is no exhibit given the Elevations of the Building Mounted Signage and asked if the Monument Sign will be installed at a distance. Mr. Robinson responded there are two (2) Monument Signs - Lowe's and the Subanchor for the Shop Tenants. A comment was made by a Commissioner about the feasibility of allowing more square footage on the Tenant Signs and that are ten feet (10') off of the corner of the Building. Mr. Robinson responded that is the Subanchor space and explained the similarity at other locations if there would be a Bank of America or a Chili's Restaurant, their signs are a monument sign. Staff added the Applicant's Sign Program has the locations listed. A comment was made by a Commissioner in that there is no Gas Station there now and wants to ensure consistency.

Chairman Haller asked if the Commission had any further questions for the Applicant. Hearing none, he then closed the Public Hearing and opened the floor for discussion amongst the Commissioners.

Discussion ensued between the Commission and Staff regarding the number of parking spaces listed in Planning COA No. 15 is decreased from 730 to 718. Staff indicated there are typographical errors with the COA numbering and will be corrected.

Further discussion ensued between the Commission and Staff regarding the Commission wants assurance the City's Landscape Architect will look at the corner and screening the Trash Enclosure, as well as pavement treatment at the crossings and the four-way traffic signal intersection. A question was asked by a Commissioner regarding if that would include the driveway on the north side of Greenspot Road. Staff responded the Applicant's Project widened the south side of Greenspot Road only and not the north side. Staff explained the curb return and explained the traffic signal location.

There being no further questions of the Applicant, Staff or discussion amongst the Commissioners, Chairman Haller then called for the question.





A Motion was made by Vice Chairman Hamerly and seconded by Commissioner Moore to:



1. Adopt Resolution 08-006, Approving Amendment No. 1 to Conditional Use Permit 007-003 pertaining to the P1 Building of Conceptual Design 1C Site Plan, as modified with the following:



Planning COAs

15. (NS) A minimum of seven hundred and eighteen (718) parking spaces shall be provided on-site.



and



2. Adopt the Findings of Fact.



Motion carried on a 4 - 0 vote with Commissioner Gamboa absent.





4.2 An Application submitted by a Mr. Young Shin for a General Plan Amendment (GPA 007-001), to Amend General Plan Chapter 2, Land Use Element, to allow Drive-through type commercial uses and structures in a larger area of the City's Town Center Community Policy Area. The ten (10) neighboring properties are within the General Plan Designated Town Center Community Policy Area. The properties are located along the south side of Base Line extending between Palm Avenue on the west to State Route 30 / 210 Freeway on the east. (APN's:1201-011-01, -08, -09, -22, -23, -24, & -25 and 1201-051-14, -16, -17.) Representative: Mr. Young Shin, Applicant.

Chairman Haller introduced the item and called for Staff's presentation.

Senior Planner Meikle advised the Commission that late this afternoon, the City received a letter from residents on Bonita Drive and distributed it to the Commission and provided a copy to the Applicant. He then gave the presentation from the Staff Report. He explained the Applicant's proposed Application and the (Dairy Queen) Franchise design standards to the Commission. He further explained how the Applicant owns the property on the southwest corner of Base Line and Bonita and the Applicant's intent to build a Dairy Queen Franchise Drive-thru and the Town Center Policy. Senior Planner Meikle further explained the Drive-thru and General Plan Amendment and the historical background of the Applicant's location plus nine (9) properties totaling ten (10) properties and uses of said properties. If the Application is to proceed, the Applicant will have to have a General Plan Amendment (GPA) Application approved by the Planning Commission and with final approval made by the City Council.

A question was asked by a Commissioner where the new Baker's is located relative to the Applicant's property. Staff responded and pointed onto the displayed Map on the cork board. He then gave the historical background of the Project and described the proposed Amendment to the Commission. Senior Planner Meikle then said the Applicant is in the audience and concluded his presentation.

Chairman Haller asked if the Commission had any further questions of Staff. Hearing none, he then opened the Public Hearing and asked if the Applicant would like to make a presentation.

A Commissioner asked Staff to describe the process and clarify what the Applicant wants to do. Staff responded the Applicant would have to file a Conditional Use Permit (CUP) Application and go through the Public Hearing process and, if approved, the Applicant would have to file a Design Review Application for the Design Review Board (DRB) to consider.

A question was asked by a Commissioner regarding Staff's thoughts about the Town Center being a destination location for the public and if Staff considers the Dairy Queen being a destination. Staff responded that is driven by good design and provided examples to the Commission of other drive-thru restaurants, but the traffic issues need to be addressed with any drive-thru restaurant.

Another question was asked by a Commissioner regarding Staff's rationale for including the Shell Gas Station, Starbucks and Popeye's Facilities. Staff responded the recognition of existing drive-thru uses in the General Plan and Zoning.



A question was asked by a Commissioner if this is a "housekeeping" General Plan Amendment and Staff responded affirmatively.

Another question was asked by a Commissioner about the parameters for the Franchise and Mr. Shin. All the time the Commissioner has driven past Mr. Shin's business and has stopped in and bought food there. Staff responded that Staff will rely on Mr. Shin for a response. Staff added the existing Facilities does not have a drive-thru and the Franchise has asked for it. Mr. Shin is the Applicant and not Dairy Queen.

Discussion ensued between the Commission and Staff if Mr. Shin is the anchor tenant at his current location. Staff responded it is not privy to Mr. Shin's and the Franchise's discussions, but understands the Commission would like to know about said discussions due to having an impact on the Town Center Policy vision as a public gathering place. The current construction of the CVS Pharmacy and Baker's with its outside sitting / dining area is not a public gathering place as envisioned for the Town Center. The City needs to work on consolidating lots and make the area more pedestrian friendly. A person is talking about the core area of Highland and questions the impact the decision would have on those ten (10) parcels.

Chairman Haller asked if the Commission had any further questions of Staff. Hearing none, he then opened the Public Hearing and asked if the Applicant would like to make a presentation.

Mr. Young Shin, 27224 East Base Line (existing Dairy Queen Restaurant), Highland, California, who is the Applicant, addressed the Commission. He has now been with Dairy Queen for twenty-eight (28) years and the Franchise sent a notice to him to either replace or modernize. It would cost approximately $200,000 to modernize the existing Building, which he does not own, and indicated that he has no choice. He would either lose his license, or move. He has been dedicated to the youth and reiterated if he stays there, he would lose his Dairy Queen Franchise, or he has to move on.

A question was asked by a Commissioner if the bank was not interested in lending him the $200,000 and Mr. Shin responded that is correct.

Another question was asked by a Commissioner if Dairy Queen has the funds to lend him and Mr. Shin responded no and added if he moves out, the issues would be noise and lighting issues.

A question was asked by a Commissioner why did Mr. Shin identify this particular site at Base Line and Bonita Drive and Mr. Shin responded he had no choice and land in Highland is expensive.

Another question was asked by a Commissioner if the models for Dairy Queen now have drive-thrus and Mr. Shin responded that is correct and added that all Franchises need either to modernize and have drive-thrus and he does not have a drive-thru.

A comment was made by a Commissioner stating with a new concept, new building, have a drive-thru. If there is an existing building, has to modernize it. Mr. Shin responded that is correct.

A question was asked by a Commissioner regarding if there is funding available from the City's Redevelopment Agency. Staff responded currently, there are negotiations to do facade improvements and upgrade the parking lot in the existing Retail Center that Mr. Shin is located in, but the agreement has not been finalized yet and added there is a meeting scheduled tomorrow. A comment was made by a Commissioner that this is an on-going business, but does not qualify for $200,000 from his bank lender, but the Applicant wants to keep his business.

Discussion ensued between the Commission and Staff that Staff is willing to work with Mr. Shin's landlord and Dairy Queen and not "start from scratch". Access across Bonita is one issue and there are some means that need to be explored to keep a good tenant in a good location. A comment was made by Commissioner Willhite that he and Mr. Shin do not know each other, but Dairy Queen had sponsored his son's race car in previous years, but has not raced for the past two (2) years. Mr. Shin affirmed he and Commissioner Willhite do not know each other.

Chairman Haller asked if the Commission had any further questions of the Applicant or Staff. Hearing none, he then asked if anyone would like to speak on the item.

Ms. Gayle Ritter, 7340 Bonita Drive, Highland, California, who is a resident, addressed the Commission. She stated that she represents the residents on Bonita Drive. There are concerns with congestion, lights, traffic, and noise and asked the Commission to reconsider. The neighborhood has residents residing there from twenty (20) years to fifty (50) years because their area is quiet, stable and is maintained.

Staff asked Ms. Ritter regarding if the concern is for the area as a whole or the corner of Bonita / Base Line. Ms. Ritter responded the traffic on Bonita / Base Line and the Drive-thru will increase congestion.

Chairman Haller indicated he will keep the Public Hearing open and a comment indicated it appears the Applicant's best course of action ir to modify his current location and questioned the merit to proceed forward, or not, with the Applicant. Staff asked if the Commission has a sense of what the Commission wants to do with Dairy Queen, or other drive-thrus in this area. The Commission responded it would like to discuss the GPA without encompassing any specific project.



A question was asked by a Commissioner if any (other) fast food restaurant has looked at any of the ten (10) parcels. Chairman Haller responded it appears the Commission's consensus is to look at it generally and is a Policy decision. Staff responded for the Commission to look at the Policy perspective to allow drive-thrus or not. The Commission's decision may want to delay with Dairy Queen or make a recommendation to the City Council to proceed at this time.

A question was asked by a Commissioner regarding the flexibility to modify the lots and Staff responded affirmatively. A comment was made by a Commissioner then that would be Spot Zoning and Staff responded it is the discretion of the Commission. A comment was made by a Commissioner then a (Dairy Queen) fast food restaurant with a drive-thru would be appropriate in that area and Staff responded any fast food restaurant with drive-thru would be appropriate in that area for the ten (10) parcels.

Discussion ensued between the Commission and Staff regarding the Town Center Policy and its vision. Comments made by the Commissioners included, but not limited to, a gathering place that is pedestrian friendly, on-site circulation, traffic and drive-thrus create issues. The feasibility if it (the Franchise) fit on the site as a drive-thru facility. The use is an unrealistic use and is also limited by the Churches and Schools in the area. Other issues would included on-site parking and potential traffic circulation. A question was asked by a Commissioner if it (the Franchise) is not included, what is available and another Commissioner responded professional offices, banks, dentist office, etc.

Chairman Haller asked if anyone else would like to speak on the item.

Ms. Mary (Vicky) Candelaria, 27520 Fourteenth Street, Highland, California, who is a resident, addressed the Commission. She stated that she arrived late for tonight's Meeting and she has resided here for forty (40) years. She could not understand why they want to put something like that (Dairy Queen) in that residential area. There are large empty fields / lots along of Church Avenue / Buckeye Street north of Base Line. Ms. Candelaria also said she understood there is a proposal to construct fifty-four (54) residential homes in that area which is already congested. Every home will have at least one to two (1 -2) vehicles in that field making a total of at least 108 vehicles and with Bonita Drive, it is inane to have a Drive-thru located there.

Chairman Haller asked if anyone else would like to speak on the item. Hearing none, he then closed the Public Hearing and opened the floor for discussion amongst the Commissioners.

Discussion ensued between the Commissioners regarding the Commission's consideration of this proposal, in concept, and within the Town Center is the wrong place to do it (the Franchise) and could be relocated further down (west) on Base Line. A question was asked by a Commissioner then is it the Commission's recommendation not to allow the drive-thru at this point and another Commissioner responded that is correct. A Commission stated the drive-thru located on Palm Avenue (CVS / Baker's) is inconsistent with the Town Center's concept and that it will be difficult to construct on the proposed (ten [10]) properties, as well as administratively, would be Spot Zoning and follows under existing non-conforming uses and reiterated does not want to Spot Zone or with the General Plan.

Mr. Shin wanted to provide further testimony and Chairman Haller asked the Commission if it was the consensus of the Commission to hear Mr. Shin's testimony. Chairman Haller then re-opened the Public Hearing.

Mr. Shin stated there was change made to a Baker's drive-thru which is located just across the street (from his proposed Site) and was concerned why couldn't he be permitted to build a Drive-thru on his parcel.

Chairman Haller re-closed the Public Hearing and again, opened the floor for discussion amongst the Commissioners. Staff explained to the Commission how Staff has looked at the Site Plan for the past year or so and it (Dairy Queen) appears to comply with the General Site Plan, with the exception of the Drive-thru.

A question was asked by a Commissioner if the Commission should make further comments, or render a decision. Staff responded within the Staff Report, there is a proposed Resolution for approval and if the Commission is denying the GPA, there is no Resolution prepared for the Commission to consider. If it is the intent of the Commission not to approve, Staff recommends to continue the Public Hearing for two (2) weeks in order for Staff to prepare an appropriate Resolution for the Commission's consideration and allow for any additional testimony. The additional testimony could be heard at the City Council's Meeting when the GPA is scheduled.

A comment was made by a Commissioner there has been two to three (2 - 3) Findings of Fact about non-compatibility with the Town Center Policy Goals. Staff responded that Staff could incorporate the Commission's thoughts into the Resolution.

Chairman Haller stated Staff's recommendation is appropriate in order to continue the Public Hearing in order for Staff to prepare the Resolution for the Commission's consideration.

A question was asked by a Commissioner if the Commission takes action on this, would it automatically return to the Planning Commission. Staff responded if the Commission is comfortable with it comments on the Resolution and it can give direction to Staff to redraft the Resolution incorporating / reflecting the Commission's thoughts into the revised Resolution. A comment was made by a Commissioner disagreeing with Staff and the problem with Baker's is not on the corner of Base Line / Palm Avenue. There are other potential sites that may be better because of the depth of the lots. The Commissioner does not want to limit by saying no, at this time, but maybe in five to ten (5 - 10) years from now would be more appropriate and wants to leave the potential open. If anything gets approved, there will be issues with noise, traffic, congestion, etc. and does not want to make things worse there.



A question was asked by an audience member if additional testimony could be given. Chairman Haller asked the Commission and it was the consensus of the Commission to hear the additional testimony. Chairman Haller then re-opened the Public Hearing.

Ms. Mary (Vicky) Candelaria, addressed the Commission. She stated the point is the planning is now impacting the Bonita Drive residents who are residing there. There is already the new Baker's in the area. There is other property that is vacant that could be used for this use and the residents have a right to live where they want to live and this is unconscionable.

A Commissioner responded there are already commercial uses that are allowed, including businesses, in this area. Another Commissioner added the Applicant (Mr. Shin) owns the property.

Chairman Haller re-closed the Public Hearing and again, opened the floor for discussion amongst the Commissioners.

A question was asked by a Commissioner if the Project will exit onto Base Line. Staff responded there could be a driveway on Base Line located at the far west end of the property and that the Base Line driveway access will be right in / right out only and there could be another driveway access on Bonita Drive. Staff added they would discourage the Commission's discussion on the Site Specific Project. A comment was made by a Commissioner if the Commission approves this (GPA), this does not mean will have a Drive-thru there. Another Commissioner stated the Drive-thru is not a destination and is inconsistent with the Town Center Policy (Goals) and that there are other locations within the City that should be considered for drive-thrus. There is a need to preserve the vision for the Town Center Concept and Baker's is already a deviation.

There being no further questions of Staff or discussion amongst the Commissioners, Chairman Haller then called for the question.





A Motion was made by Chairman Haller and seconded by Vice Chairman Hamerly to recommend the Planning Commission deny the Application for the General Plan Amendment and direct Staff to prepare a Revised Resolution and return in two (2) weeks for consideration.



Motion carried on a 3 - 1 vote with Commissioner Willhite dissenting and Commissioner Gamboa absent.



Staff stated that Staff is clear with the Commission's comments and are straight forward.





5.0 LEGISLATIVE

There are no items.





6.0 ANNOUNCEMENTS

Staff explained the anticipated items scheduled for the April 15, 2008, with the Joint Meeting with the City Council and Planning Commission which starts at 5:00 p.m. and the Commission's Regular Meeting starting at 6:00 p.m. There will be no Design Review Board Meeting that night.

Discussion ensued between the Commission and Staff regarding the 5:00 p.m. Joint Meeting regarding the Water Conservation District will be making a presentation of the Draft Environmental Impact Report (DEIR) for the Santa Ana Wash Plan "B" and being able to provide comments to the Water Conservation District.

Further discussion ensued between the Commission and Staff regarding the Mining projects, habitat preservation and the feasibility of increased tonnage. Staff responded that Staff will check on that and the City has full jurisdiction with the Mining Permit and the GPA. Staff is revising some of the areas on the Map and provided an example of Open Space / Trails issues and how the Commission will be able to provide comments on the DEIR.



7.0 ADJOURN

There being no further business Chairman Haller declared the meeting adjourned at 7:38 p.m.





Submitted by:





Linda McKeough,

Administrative Assistant III





Approved by:





Richard Haller, Chairman

Planning Commission