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HomeMy WebLinkAbout030205 PC Minutes -. MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION MARCH 2, 2005 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on Wednesday, March 2, 2005, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Commissioner Chiniaeff led the audience in the Flag salute. ROLL CALL Present: Commissioners Chiniaeff, Guerriero, Olhasso, Telesio, and Chairman Mathewson. Absent: None. PUBLIC COMIIII~NTS None. CONSENT CALENDAR 1 Aaenda RECOMMENDATION: 1.1 Approve the Agenda of March 2, 2005. Director of Planning Ubnoske requested that Item No. 7 be addressed prior to Item No.6. MOTION: Commissioner Olhasso moved to approve the Consent Calendar and to amend the Agenda to address Item No. 7 prior to Item NO.6. Commissioner Chiniaeff seconded the motion and voice vote reflected unanimous approval. R:\MinutesPC\030205 COMMISSION BUSINESS Continued from January 19,2005 2 Plannina Aoolication No. PA04-0393. a Develooment Plan. submitted bv Currv Brandaw Architects. to construct. establish. and ooerate a three-storv senior conareaate care facilitv consistina of 115 units on 2.1 acres and an exceotion to the develooment standards to reduce the onsite oarkina reauirements bv 13 soaces. located on the southeast corner of Villaae Road and Townshio Road within the Harveston Soecific Plan Associate Planner Harris provided a staff report, noting the following: . That since the writing of the staff report, the project architect had met with the Fire Chief and, as a result, the breezeway and walkway from Village Road to the interior courtyard of the site were redesigned to be 24' wide in order to accommodate a ladder truck . That after hearing public testimony and staff's recommendation at the January 19, 2005, Planning Commission meeting, the Commission requested that the building be reduced in height and that additional onsite parking be required; and that consideration be given to incorporating retail uses into the proposed facility . That a Commission Subcommittee meeting was held on February 3, 2005, consisting of Commissioners Guerriero, Telesio, and the applicant . That on February 11 th and 17'h. staff, the project architect, and three area residents had met; and that additional building offsets and single-story elements were incorporated into the Township Road building elevation to ensure more compatible with nearby single-family residences . That both the Commission Subcommittee and staff are of the opinion that the redesigned building will adequately address the area residents' concerns regarding building height, mass, and scale; that the redesigned facility will be consistent with all applicable Mixed-use Overlay Zone Site Planning and Design Guidelines as specified in the Harveston Specific Plan . That the applicant has provided a two-level parking garage whereby the bottom level will be subterranean and the top level will be at grade which will permit the applicant to maintain its 115 units while deleting the whole top story . That given the type and location of the existing uses within the Village and location of the remaining underdeveloped sites, staff would be of the opinion that the viability and opportunity for retail will be limited to the property located at the northwest corner of the Village and Landings Road; that this location has the potential to be developed as a small neighborhood center, comprising of approximately 10,000 square feet of retail space; that staff would be concerned with limited pedestrian R:\MinutesPC\030205 2 . connectivity between that site and the congregate care site; therefore, a retail component to the congregate care facility would not be recommended. Although the applicant will not be meeting the parking requirements, Associate Planner Harris noted that the applicant will meet the intent of the requirements. At this time, the pubic hearing was opened. By way of overheads, Ms. Mary Rauschenburg, representing Lennar, described the location. of the senior congregate care facility, offering the following comments: . That the proposed project will be consistent with the Specific Plan requirements . That the Welcome Home Center will be open for another year; and that the opportunity to bid retail would not be available for another year . That at this time, there would not be enough homes to keep a viable use for retail; but that the intent would still be to provide retail . That the community will be consistent with the Master Plan as originally proposed. In response to Commissioner Olhasso's query, Ms. Rauschenburg relayed that the applicant is not a developer of retail. Mr. Garth Brandau, representing Carrey Brandau Architects, noted that the applicant has made numerous changes to the proposed project in order to address the Commission's and residents' concerns. The following individuals spoke in opposition to the proposed senior care facility for the below- mentioned reasons: . Mr. Jason Eltmke Mr. Mike Bender . Mr. Roger Logan Ms. Jacqueline Moon . Mr. Spencer Simm Ms. Shelly Moon . Mr. Larry Bales Ms. Carol Bates . Mr. Anthony Reiter Ms. Christina Grade . Mr. Jeffrey DaHansey . That the proposed facility will generate too much traffic . That the potential emergency services for the proposed project will create a nuisance to the Harveston Community . That the proposed project will not be compatible with the character of the community . That the location of the proposed project is inappropriate . That the value of the homes in the community will depreciate because of . the proposed project R:\MinutesPC\030205 3 . That 90% of the Harveston Community opposes the proposed senior care facility; and that 70% of the residents would prefer retail in the proposed building, along Main Street. Ms. Malinda Smith spoke in favor the proposed project. Mr. Brandau stated that the applicant has made efforts to appropriately scale down and balance articulation along Village Road. Viewing the proposed architecture not compatible with the Harveston Community, Commissioner Chiniaeff queried whether the applicant would be willing do readdress redesign work on architecture, coloring, materials, and style of the proposed building. In response to Commissioner Chiniaeff, Mr. Brandau stated that he would be willing to address the concerns of the Commission. At this time, the public hearing was closed. Commissioner Telesio noted that, in his opinion, parking will not be an issue. Commissioner Guerriero echoed by Commissioner Olhasso, expressed concern with Lennar Homes not providing retail as promised in the Master Plan. Commissioner Chiniaeff stated that although he appreciates the applicant's efforts, he is of the opinion that there are too many units on the proposed site; and that the architecture needs to be more compatible with the surrounding area. Chairman Mathewson also stated that although he appreciates the efforts of the applicant, he is of the opinion that it is important that retail be implemented and developed and would request that the proposed senior care facility be scaled down to reduce massing. At this time, the public hearing was reopened. Mr. Brandau noted that he would be willing to address the concerns of architecture, elevation and massing, and retail components. At this time, the public hearing was closed. MOTION: Commissioner Chiniaeff moved to continue the item to the Commission meeting of April 20, 2005, in order to give the applicant time to address the Commission's concerns of massing and elevation, architecture, retail component, and recommended that the Subcommittee continue to work with the applicant. Commissioner Olhasso seconded the motion and voice vote reflected unanimous aDDroval. At this time, a short recess was called. R:\MinulesPC\03020S 4 3 PlanninQ Application No. PA04-0616 a Development Plan. submitted bv Bruce Keeton Trust. for a third and final Extension of Time to construct. establish and operate a 15.883 square foot office buildinQ on a .64 acre lot. located at the southwest knuckle of Enterprise Circle North (APN 909-282- 013) Associate Planner Harris presented the Commission with a brief staff report (of record), noting the following: . That a Third and Final Extension of Time for development has been requested . That staff has requested the addition of three Conditions of Approval: two from the Community Services Department, relating to the Public Art Ordinance fee and street light requirements and one from the Planning Department, requesting a Multi-Species Habitat Conservation Plan Fee . That with the three additional Conditions of Approval, staff has determined that the project will comply with the Development Code and the previous requirements and that staff would recommend approval of the request At this time, the public hearing was opened. Mr. Michael Richter, representing Markham Development, stated the applicant is in agreement with the added three Conditions of Approval. At this time, the public hearing was closed. MOTION: Commissioner Guerriero moved to approve staff's recommendation with the added three Conditions of Approval. Commissioner Chiniaeff seconded the motion and voice vote reflected unanimous approval. PC RESOLUTION NO. 2005-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0616 (THE THIRD AND FINAL ONE YEAR EXTENSION OF TIME) FOR PLANNING APPLICATION NO. PAOO-0276 (DEVELOPMENT PLAN) TO DESIGN AND CONSTRUCT A 15,883 SQUARE FOOT OFFICE BUILDING (KEETON BUILDING), ON A .64 ACRE LOT LOCATED AT THE SOUTHWEST KNUCKLE OF ENTERPRISE CIRCLE NORTH, KNOWN AS ASSESSOR PARCEL NO. 909-282-013 R:\MinutesPCI030205 5 New Items 4 Plannina Application No. PA05-0027. a Development Aareement Amendment. submitted bv Wolf Creek Development LLC. reaardina financina responsibilities. improvements and buildina permit timina thresholds for the linear park. neiahborhood park. Kent Hinteraardt Park and the Civic Use Parcel at Wolf Creek. located east of Pechanaa Road. north of Deer Hollow Wav. south of Loma Linda Road in tract 29305 Development Services Administrator McCarthy presented a brief staff report (of record), highlighting the following: . That the current Development Agreement does not require the developer to spend monies in excess of the Development Impact Fee (DIF) credits in order to improve the neighborhood and linear parks . That the established DIF credits in the Development Agreement are $750,000; and that the cost of the estimated park improvements, as currently designed, will be approximately $2.6 million . That this agreement will change '!he language that any design and construction costs in excess of the DIF credits will be the sole responsibility of the developer . That the draft amendment included Kent Hintergardt Park parking lot improvements and grading of a Civic Use Parcel to be completed by the developer; that these improvements were not included in the revised Development Agreement which the Planning Commission received on March 2, 2005; that the improvements were part of a Deferred Agreement that was approved by the City Council at the meeting of February 22, 2005 . That the benefit of the amendment to the City will be substantial in exchange for minor extensions to the developer for completion of the improvements. In response to Commissioner Chiniaeff's query, Ms. McCarthy stated that staff was in concurrence with the agreement. At this time, the public hearing was opened. Mr. Mike White, representing Standard Pacific Homes, thanked the Planning and Community Services Departments' staff for their hard work. At this time, the public hearing was closed. MOTION: Commissioner Chiniaeff moved to approve staff's recommendation. The motion was seoonded by Commissioner Guerriero and voice vote reflected unanimous approval. R:\MinutesPC\030205 6 PC RESOLUTION NO. 2005-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING SECTIONS . 4.2.5.(1V), 4.4.3(111), AND4.4.3(IV) AND ADDING SECTION 4.5.4 TO THE WOLF CREEK DEVELOPMENT AGREEMENT PERTAINING TO FINANCING RESPONSIBILITIES AND IMPROVEMENT T1MEFRAMES FOR THE LINEAR PARK, NEIGHBORHOOD PARK, KENT HINTERGARDT PARK, AND CIVIC USE PARCEL OF TRACT29305," LOCATED IN THE WOLF CREEK SPECIFIC PLAN AREA SOUTH OF LOMA LINDA, WEST OF PECHANGA PARKWAY, AND NORTH OF DEER HOLLOW WAY (PLANNING APPLICATION PA05-0027) 5 Plannina ADDlication No. PA04-0160. a DeveloDment Plan. submitted bv Shane Shaw of Growth Manaaement ComDanv. to construct a 43.400 sauare foot concrete tilt-uD buildina used for sDecialtv automotive Darts warehousina and manufacturina. located on the southwest corner of Bostik Court and Winchester Road Assistant Planner Damko presented the staff report (of record), noting the following: . . That the proposed building will be constructed of concrete tilt-up panels which will be smooth concrete with a matte finish . That the building will provide both a parapet high variations and building articulations as required by the City's Design Guidelines; that in addition, recessed glass windows along the second floor and decorative wall accents along the main entry and top portion of the building will add additional architectural detail . That the main entry will be accented by glass windows . That aCl:ess to the proposed site will be provided by a 26' drive aisle located on the eastern portion of the site . That the driveway will provide adequate on site circulation for large trucks and emergency vehicles . That parking will be provided around the southern and eastern property lines; that loading areas and a truck well will be provided at the southern elevation of the building; and that the area will be screened with R:\MinutesPC\030205 7 landscaping as well as an 8' high wall constructed with similar materials of the proposed building . That an employee eating area will be provided along the eastern elevation . That staff has determined that the proposed project, as conditioned, will be consistent with the City's General Plan, Development, and Design Guidelines . That staff requested that Condition of Approval No. 94 (the TCSD has reviewed the Development Plan for the aforementioned project and has the following Conditions of Approval). In response to Commissioner Guerriero's query regarding rooftop elements, Ms. Damko relayed that the applicant has concealed the rooftop equipment by the parapet heights and rooftop variations. Providing additional clarification, Director of Planning Ubnoske commented on the difficulty with concealing rooftop elements from other line of site buildings and that during the review process. staff's primary concern will be the visual impact from grade level. For Commissioner Guerriero, Ms. Ubnoske stated that staff will explore opportunities in an effort to completely conceal rooftop equipment from line of site buildings. At this time, the public hearing was opened. Mr. Shane Shaw, representing Growth management Company, expressed his gratitude for the service he had received from staff and respectfully requested the approval of the proposed project. At this time, the public hearing was closed. MOTION: Commissioner Olhasso moved to approve staff's recommendation with the deletion of Condition of Approval No. 94 (as clarified above). Commissioner Telesio seconded the motion and voice vote reflected unanimous 8ooroval. R:\MlnutesPC\030205 8 PC RESOLUTION NO. 2005-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0160, A DEVELOPMENT PLAN TO CONSTRUCT A 43,400 SQUARE FOOT, TWO STORY INDUSTRIAL BUILDING ON 2.62 ACRES LOCATED ON THE SOUTHWEST CORNER OF BOSTIK COURT AND WINCHESTER ROAD, KNOWN AS ASSESSOR PARCEL NO. 909-360- 012-,013 6 PlanninQ Acclication No. PA04-0592. a Maior Modification to a Conditional Use PermiV Develocment Plan. submitted bv Architectural Team 3. Lon Bike. to add 1.900 SQuare feet of dininQ area and 1.148 SQuare feet of catio area to the third storv of the buildinQ. located at 42072 Fifth Street eAPN 922-035- 023) Associate Planner Fisk presented a staff report (of record), noting the following: . That the application is for a Conditional Use PermiV Development Plan to construct a 3-story office/retail building; and that the Old Town Local Review Board had reviewed the proposed building on April 12, 2004 and had recommended approval . That initially, the applicant had proposed a 23,125 square feet building with an 1,193 square foot second-story balcony . That during the application review process, it was determined that the Riverside County Flood Control and Water Conservation District needed additional property for the Creek widening project to accommodate the needs of the Flood Control District; therefore, the size of the building was ultimately reduced by 4,317 square feet for a total of 18,808 square feet . That because the applicant has not determined if the building square footage for the future third-story restaurant will be adequate to serve the restaurant's need and, therefore, has requested approval to add 1,900 square feet of dining area and 1,148 square feet of patio area . That the proposed addition will utilize the same building materials and colors of the approved building; that the building materials will include wood siding, wood railings, wood trim, wood windows, and recycled corrugated metal roofing; and that the design of the addition will include simulated upper level barn doors and the entry to the parking lot behind the addition will simulate a covered bridge design . That staff has determined, as conditioned, that the proposed project will be consistent with the City's General Plan, the Old Town Specific Plan, Development Code, and all applicable ordinances, standards, guidelines, and policies. R:IMinutesPCI030205 9 At this time, the public hearing was opened. Mr. Lon Bike, representing Architectural Team 3, noted that the applicant is in full agreement with the proposed Conditions of Approval. At this time, the public hearing was closed. Commissioner Olhasso commended staff for its efforts with Old Town. MOTION: Commissioner Chiniaeff moved to approve staff's recommendation. Commissioner Guerriero seconded the motion and voice vote reflected unanimous 8DDroval. PC RESOLUTION NO. 2005-011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04.0592, A MAJOR MODIFICATION TO A CONDITIONAL USE PERMITIDEVELOPMENT PLAN (PA03-0535-PENFOLD PLAZA) TO ADD 1,900 SQAURE FEET OF DINING AREA AND 1,148 SQUARE FEET OF PATIO AREA TO THE THIRD STORY OF AN APPROVED BUILDING LOCATED AT 42072 5TH STREET, KNOWN AS ASSESSOR PARCEL NO. 922-035-023 7 Plannina Application No. PA04-0231. a Development Plan. submitted bv Allen Robinson of The Sienna Companv. to redevelop Butterfield Sauare. a commercial shoppina center consistina of seven buildinas totalina approximatelv 9.400 sauare feet. resultina in four two-stOry buildinas totalina 22.048 $Ouare feet on 0.55 acres. located at the southeast corner of Old Town Front Street and Third Street (APN 922-043-005. 922-043-006. 922- 043-007) Associate Planner Fisk presented a staff report (of record), highlighting the following: . That Building A is an existing building that will receive fayade improvements; that all other existing buildings on the site are proposed to be demolished or have already been demolished . That the proposed building will be a two-story building which would include buildings B, C, and D; that the building setbacks will meet the requirements of the Specific Plan and the proposed 52.7% lot coverage will be below the maximum permitted lot coverage of 100% . That on site parking will not be required for the project and will not be provided R:\MlnutesPCl030205 10 . That a portion of Building A is located within the public right-of-way for an alley; that in order to establish consistency with the General Plan, a finding must be made by the Planning Commission to allow for the vacation of the alley right-of-way . That the project has been conditioned to vacate the alley prior to issuance of a building permit and to record a parcel merger prior to issuance of a building permit in order to avoid placing buildings over lot lines . That the architectural style of the proposed building is the Old Town western style and conforms to all architectural development regulations of the Old Town Specific Plan (OTSP) . That the project has been conditioned to submit and receive approval for a detailed sign program prior to issuance of a building permit . That it has been proposed to landscape 10% of the site which will exceed the minimum requirement of 0% in the Tourist Retail Core Land Use District of the Old Town Specific Plan (OTSP) . That the OTSP requires that plant materials and placement will adhere to the Old Town western theme; that in an effort to meet this guideline, staff has requested that hanging plants be added along Building C to provide a small amount of plant materials and color along this prominent area . That because the applicant has declined to add the hanging plants, staff has requested that the project be conditioned (Condition of Approval No. 26) to include in the construction landscape plans four hanging planters for Building C . That staff would be of the opinion that with additional enhancements such as added landscaping and a water feature, which has been conditioned, the overall street scene will be significantly improved . That the applicant had met with staff to discuss the conditions of approval for the project and has agreed to a number of the imposed conditions of approval but has continued to express concern with several of the imposed conditions of approval . That staff would recommend that Condition of Approval No. 82 (provide van accessible parking located at close as possible to the main entry) be deleted. At this time, Associate Planner Fisk provided the Planning Commission with samples of materials and colors. The Planning Commission expressed confusion with regard to the color renderings. R:\MinutesPC\030205 11 Further clarifying, Director of Planning Ubnoske noted that the applicant would be able to provide additional clarification with regard to the actual colors and materials. At this time, the public hearing was opened. Thanking the applicant for the hard work and input on the proposed project, Mr. Allen Robinson offered the following comments: . That clarification of the color renderings was provided on sample boards . That the back of the existing buildings will not be painted . That the applicant's original presentation was originally proposed as corrugated roofing on Building C but that staff recommended shingle roofing . That the arcade and balcony of Building A will be remodeled . That Building B will be a new building with a restaurant on the ground . floor and Professional Offices on the second floor . That Building C will be a corner building and that the ground floor will be an open plan retail and the second floor will be Professional Offices . That one inconsistency between staff and the applicant relates to Building C's overhang . That other discrepancies between staff and the applicant would be hanging plants, benches located in front of buildings, and a water feature . That the applicant is in agreement with Condition of Approval No. 22 for submittal of an exterior lighting plan . That the recommended hanging plants will conflict with the applicant's sign program. For the Planning Commission, Planning Director Ubnoske relayed that staff would not have conditioned for hanging plants if staff were of the opinion that the hanging plants would conflict with the applicant's sign program; that if it were the will of the Commission, staff could condition the applicant to return to the Commission with a pedestrian plan which would reveal signage, hanging plants, and benches. Ms. Ubnoske noted that the applicant would prefer that the tenants participate in the contribution/maintenance of their own landscaping plan; and that the applicant would be able to allow individual tenants the option to provide and maintain planters at the discretion of the landlord. Mr. Vincent Dedonado, landscape architect, relayed that hanging plants are problematic to drainage issues unless a self-contained reservoir be implemented R:\MinulesPC\03020S 12 In response to Chairman Mathewson, Mr. Robinson noted that due to liability purposes, expense issues, and long-term maintenance, the applicant will not be installing a water feature; that a windmill and .water tank will be implemented which will represent specific site features that are relevant to Old Town; and that the windmill has been removed and will be relocated to function as focal point for the upper court and the lower courtyard will be a dining court. Commissioner Telesio requested that the applicant submit, for Commission review, a pedestrian plan, revealing a landscaping and signage program. Commissioner Chiniaeff suggested that a self-contained water-trough feature be implemented into the lower courtyard. It was the consensus of the Planning Commission to add public benches, as requested by staff, on the outside of the decorative fencing in the lower courtyard and to not require the applicant to add a mural. Mr. Stephen Lindsley, Temecula, spoke in favor of the proposed project. At this time, the public hearing was closed. Planning Director Ubnoske suggested the deletion of Condition of Approval No. 27 (regarding construction landscape irrigation plans shall indicate the addition of no less than four hanging planters at the north elevation on Building C); No. 28 ( regarding the construction landscape and irrigation plans shall indicated the addition of no less than 60 square feet of boxed and potted plant area to be distributed around the base of Buildings B, C, and D); No. 29 (regarding the construction landscape and irrigation plans shall indicate the replacement of the existing benches in the upper courtyard with benches to match those to be placed along the exterior of Buildings C and D); No. 82 (provide van accessible parking located as close as possible to the main entry); and that a condition be imposed, requiring the submittal of a pedestrian plan to the Planning Department, approved by the Planning Commission, to reflect the location of signage, benches, and plantings prior to the issuance of building permits. MOTION: Commissioner Olhasso moved to approve staff's recommendation with the deleted and added conditions as noted by the Planning Director (see above). Commissioner Guerriero seconded the motion and voice vote reflected unanimous aDDroval. R:\MlnutesPC\03020S 13 PC RESOLUTION NO. 2005-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0231, A DEVELOPMENT PLAN TO REDEVELOP BUTTERFIELD SQUARE, A COMMERCIAL SHOPPING CENTER CONSISTING OF SEVEN BUILDINGS TOTALING APPROXIMATELY 9,400 SQUARE FEET, RESULTING IN FOUR TWO-STORY BUILDINGS TOTALING 22,048 SQUARE FEET ON 0.55 ACRES LOCATED AT THE SOUTHEAST CORNER OF OLD TOWN FRONT STREET AND THIRD STREET, KNOWN AS ASSESSOR PARCEL NOS. 922-043-055, 922-043-006, AND 922-043-007 COMMISSIONERS' REPORT Commissioner Olhasso expressed concern with furniture left out on the Winchester Road exit and requested that Code Enforcement explore the issue. Reiterating a previously noted concern, Chairman Mathewson requested that staff explore opportunities to cease the mining operation on Rancho California Road, advising that such operation would not be consistent with the General Plan and Land Use. In response to Chairman Mathewson, Deputy Director of Public Works Parks relayed that the applicant has a permit to move dirt but that he will explore the issue. For Commissioner Telesio, Planning Director Ubnoske advised that she will explore the use of fake rock at the Bel Villagio Center. PLANNING DIRECTOR'S REPORT In response to Ms. Ubnoske's request, Commissioners Guerriero and Telesio volunteered to serve on an ad hoc committee to work with an applicant with regard to an industria! site. In response to Ms. Ubnoske's query regarding the change of the Planning Commission meetings, it was the consensus of the Planning Commission to change the time from 6:00 P.M. to 6:30 P.M. , R:\MinutesPC\030205 14 c , ADJOURNMENT At 10:00 P.M., Chairman Mathewson formally adjourned this meeting to the next reaular meetina to be held on Wednesday. March 16. 2005 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. ~. D Mathewson Chairman "7)AJ-n/" C:-~}w. Debbie Ubnoske Director of Planning R:\MinutesPC\030205 15