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HomeMy WebLinkAbout4. PC Draft Minutes - 02-05-14 DRAFT MINUTES REGULAR MEETING DOWNEY CITY PLANNING COMMISSION WEDNESDAY, FEBRUARY 5, 2014 CITY COUNCIL CHAMBER, 11111 BROOKSHIRE AVENUE DOWNEY, CALIFORNIA 6:30 P.M. Chairman Morales called a Regular meeting of the Planning Commission to order on February 5, 2014, at 6:38 pm, at Downey City Hall, 11111 Brookshire Avenue, Downey, CA. After the Flag Salute, roll was called. COMMISSIONERS PRESENT: Hector Lujan, District 1 Matias Flores, District 4 Jim Rodríguez, District 5 Robert Kiefer, District 2, Vice Chairman Louis Morales, District 3, Chairman COMMISSIONERS ABSENT: None OTHERS PRESENT: Brian Saeki, Director of Community Development Yvette Abich-Garcia, City Attorney William Davis, City Planner David Blumenthal, Senior Planner Jessica Flores, Associate Planner Mary Cavanagh, Secretary PLANNING COMMISSIONER ANNOUNCEMENTS; REQUEST FOR FUTURE AGENDA ITEMS; AND CONFERENCE/MEETING REPORTS: None PRESENTATIONS: None REPORT ON CITY COUNCIL ACTION: None PUBLIC HEARINGS: 1. PLN-13-00221: (Conditional Use Permit): Chairman Morales opened the public hearing for PLN- 13-00221, and Ms. Cavanagh affirmed proof of publication. Commissioner Flores disclosed that he is related to the applicant, excused himself from this item and exited the Council Chambers. Associate Planner Jessica Flores, gave a brief PowerPoint presentation of the request by an existing business (Stay Gallery), located at 11140 Downey Ave, and zoned DDSP (Downtown Downey - Firestone Blvd Gateway District), to operate with a Type 40 (beer only) ABC license, and the operation of live entertainment, commercial recreation (Yoga, Tai Chi, Pilates, and meditation sessions). The subject site will use the 1,225 sq. ft. of the first floor for live entertainment and commercial recreation uses. Ms. Flores noted that although the applicant proposes to use only the first floor of the subject site for live entertainment, which will include the sale of beer, the Type 40 ABC license allows the consumption of beer throughout the entire tenant space, which includes the 375 sq. ft. mezzanine area. For this reason, staff has included a condition of approval to limit the selling or consumption of beer to occur between the hours of 12:00 pm and 1:00 am. She continued by saying that since the opening of the gallery, the applicant (Valentin Flores) has hosted a number of events that demonstrated a demand for alcoholic beverages for which he has obtained one-day special event ABC licenses on an as-needed Planning Commission Minutes February 5, 2014 - 2 - basis. The current conditions allow for only 12 of these special event ABC licenses; however, the applicant will be present to request an increase in the number allowed. The live entertainment would consist of events such as live music, cinema, poetry readings and stand-up comedians, Karaoke, fashion shows as well as those listed in the staff report (which would utilize the one-day ABC licenses), during the following hours: Thursday and Friday 7:00 pm to 1:00 am, Saturdays 11:00 am to 1:00 am, and Sundays 11:00 am to 12:00 am. In addition, the applicant will utilize the first floor area for commercial recreation for health and wellness events/classes, and will be requesting a revision to his original request for the hours of operation for these events also. Based on the analysis contained within the staff report; staff is recommending approval of the request for a conditional use permit, subject to conditions of approval. Vice Chairman Kiefer asked staff when the City’s support of the gallery would be ending, to which Director of Community Brian Saeki responded that it would be ending approximately April or May. Chairman Morales asked staff if she knew what the new hours of operation the applicant is proposing are, and if so, to give her opinion of the request. Ms. Flores stated that the applicant only made mention of them just before the hearing and that she has not seen a written request; however, she is in agreement with the applicants’ request. Applicant Valentin Flores, 11140 Downey Ave., stated that the gallery had a higher volume than he anticipated and has worked well under the limit of two one-day permits per month; however, the Type 40 ABC license to sell beer would allow them to generate some revenue, whereas the events where there are patrons that are likely to donate, do not drink beer is where the one-day licenses would apply. He continued by explaining that the gallery is used by other organizations that are not of non-profit status, which would also generate revenue and would also use the one-day ABC licenses. For this reason they are requesting that the one-day permits are increased from 12 to 18 per year. He further stated that the proposed commercial recreation would allow them to utilize the space in a creative and artistic way during the slower hours, will also request that the hours of operation for Yoga be revised from Friday to Saturday only, from 9:00 am to 11:00 am. Commissioner Rodriguez asked Mr. Flores if the applicant/employees of the Stay Gallery would be present during the time that other organizations are utilizing the facility, to which he confirmed that they would be present and be the only ones to operate the bar. Chairman Morales asked if the purpose of the license is to sell beer and the wine is secondary, to which he confirmed that the wine is always secondary, and added that the gallery has had no issues with alcohol. Chairman Morales then asked if there would be a calendar of the recreational events, to which Mr. Flores confirmed that there would be a six-month calendar of events. Commissioner Lujan asked if there would be a charge for the recreational events, to which Mr. Flores stated that there will only be a suggested donation. Commissioner Rodriguez asked if the mezzanine would also be available to the public. Mr. Flores responded by saying no; furthermore, the mezzanine is only available to five or six employees (directors only) to maintain a professional office atmosphere. Vice Chairman Kiefer asked if the facility could be used for private events. Mr. Flores stated that he has not done so, but hopes to do so in the future. He gave an example such as computer work-shops to teach computer science coding; as a non-profit, they must find ways to diversify means to capture revenue to support the gallery. Vice Chairman Kiefer restated his concern that the gallery would be used for events such as an eighth grade graduation party, or something along these lines for private family events. Planning Commission Minutes February 5, 2014 - 3 - Mr. Flores responded by saying that if it does not fulfill their mission, which is civically engaging people through art, it would not be allowed. This is their filter; they would not allow events such as a private birthday or graduation party. Director of Community Development Brian Saeki added that if it is not related to art, it is not permited. Commissioner Rodriquez asked staff which of the conditions state that these parties would not be permited, to which Ms. Flores stated that there is none; the applicant would have to request a conditional use permit to allow the facility to be used as a banquet facility, which would then raise an issue of parking. Mr. Saeki added that while there is no specific condition, it is implied because of the City’s Code. Commissioner Rodriguez restated his concern that there is no specific condition that would prevent the applicant from subletting the facility for a private party event that may claim to be art related. Mr. Flores stated that as an Art Gallery, they may have millions of dollars’ worth of art at any given time, and it would not be in their favor to allow these types of events. Senior Planner David Blumenthal added that the Stay Gallery’s business license is for a cultural institution; if they fall out of this scope, they would be in violation of the Code. The control mechanism is through the business licensing and the City’s Code; all conditional use permits are brought before the Planning Commission; if Stay Gallery sells to another business, the Conditional Use Permit (CUP) would have to be followed, meaning that the new group would have to be the same type of business. If it is sold to a different type of business, that new business would then have to file a new CUP. Chairman Morales asked Mr. Flores what the modifications would be to the hours of operation for commercial recreation, to which Mr. Flores clarified that he is revising the hours for Yoga to Saturday from 9:00 am to 11:00 am and removing the Friday hours, thereby allowing Friday to remain available for special events. Commissioner Rodriguez asked staff if future changes to the hours of operation for commercial recreation could be approved administratively to avoid the additional costs such as those related to public hearings. Mr. Blumenthal and Mr. Saeki explained that condition #4 allows the City Planner the discretion to approve changes administratively as long as it falls within the same scope of that which was approved by the Planning Commission. For further clarification Ms. Flores read condition #4 aloud, as follows: The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. Chairman Morales asked the applicant, now that the conditions of approval have been read, does he understand and agree to them, to which he responded, yes. Commissioner Rodriguez asked the applicant if the guests are carded, to which he responded by saying that the ID’s would be checked on two separate occasions for all alcohol sales; however, during special events where there is a large number of patrons; wristbands would also be issued to those who are able to consume alcohol. Planning Commission Minutes February 5, 2014 - 4 - Sylvester, 9600 Gallatin Rd., Downey, stated that he is an acquaintance of Mr. Flores and the crew of the Stay Gallery. He stated that he had moved to Yorba Linda and recently returned to Downey. He said he is happy that things are changing and we now have things to do in Downey. He added that the Stay Gallery is a landmark and his experience has been fantastic, and all that they have going on at the gallery is amazing. Ramiro Cabral [sic], 9813 Annetta Ave., South Gate, stated that he has known them for a couple of weeks and has never seen any type of gallery around this area. He added that the gallery is a 501-C Charter non-profit; and asked himself, what their objective of those giving them grants? The Arts will not generate money for the city but they will give the city more of cohesiveness. He added that it is expensive for the city to put on events, but this type of gallery is a hybrid mode and their innovation has a lot of value for the city and its residents. Emery Sippos [sic] 12832 Smallwood Ave., Downey, stated that he’s had his complaints regarding problems caused by patrons of other businesses along Downey Ave., however, he is pleased to see that the Stay Gallery brings in a better clientele to the area. Marisol Alaric [sic] 8409 Sixth St., Downey, stated that she is in support of the Stay Gallery. She said that she is pleased that she now has a place in Downey where she can take her 4-year old child to introduce him to art and culture, attend poetry readings and other special events, rather than having to go outside the city to areas that are either too expensive or bad areas. She continued by saying that she is also a Kiwanis member and looks forward to partnering with the Stay Gallery in maintaining our Downey residents in Downey, rather than them having them go to the outskirts of our city. Mariana Pacheco, 9551 Muller St., Downey, stated that she also has her business here in Downey. She continued by saying that previously, she would venture outside of Downey and go to Art Walks in L.A.; however, since the opening of the Stay Gallery, she has attended numerous events which include poetry, art exhibits, and other events. She is enjoying a cultural experience that was not available in Downey until now. She described the gallery as a tremendous joy, and through these events, she has been able to connect with people in business and her community. She too looks forward to partnership between Kiwanis and the Stay Gallery, and fully supports their request. Nick Valez [sic], 11045 Downey Ave., stated that his restaurant opened six months prior to the opening of the Stay Gallery, and he found that his business had increased because of the gallery. He said that he loves it because of what they bring to the community by giving them a gathering place for people of all ages. Chairman Morales closed the public hearing. Commissioner Rodriguez disclosed that he visited the Stay Gallery on several occasions and commented on how the gallery is bringing in a younger crowd to Downey. He added that he feels that the ABC license is needed and believes that they will be very responsible, and will also be good in bringing art to the city. Commissioner Lujan said that he likes what he heard and is ready to vote. Vice Chairman Kiefer stated that he is a big fan of the arts and believes that the applicant has a difficulty in sustaining the gallery financially without changing some things. He said that he is in favor of the request and finds it to be a positive one, without negative side effects. Chairman Morales stated that he was initially puzzled by the request until he researched the functions of art galleries and how they operate. He further stated that the gallery has a unique opportunity here, and by being in the downtown area he believes it would allow the gallery to blossom and should be supported. Planning Commission Minutes February 5, 2014 - 5 - Ms. Flores stated that she will read the revised conditions of approval and asked the Commissioners for their decision regarding the applicants’ request to increase the number of one-day ABC permits from 12 to 18, to which the Commissioners agreed to increasing the number to 18 subject to an added condition that they are monitored by the applicant. Ms. Flores read the following revisions/corrections to the conditions of approval. Revision to Condition No 11: 11) Commercial Recreation is limited to the following days and times:  Sundays and Mondays - 6:00 a.m. to 10:00 a.m.  Tuesdays - 7:00 p.m. to 10:00 p.m.  Wednesdays - 6:00 a.m. to 9:00 a.m.  Saturdays– 9:00 a.m. to 11:00 a.m. Correction to Conditions 17 and 20: 18) All construction shall comply with the 2014 2013 California Building Code and Title 24 of the California Energy Code. 20) Occupancy loads shall be posted and be limited to 137 Standing Room Only (SRO) and 98 non-fixed chairs as per the 2014 2013 California Building Code. Revision to Condition No 11: 27) Special One-day Event ABC license permits are limited to 12 18 per calendar year and shall be approved at the discretion of the Police Department, and shall be monitored by the applicant. It was moved by Vice Chairman Kiefer, seconded by Commissioner Lujan, and passed by a 4-0-1 vote, with Commissioner Flores abstaining, to adopt Resolution No. 14-2864, to approve the request for a Conditional Use Permit (PLN-13-00221) with modified Conditions of Approval as stated. Commissioner Flores entered the Council Chambers. 2. PLN-13-00219: (Conditional Use Permit): Chairman Morales opened the public hearing for PLN-13- 00219, and Ms. Cavanagh affirmed proof of publication. Senior Planner David Blumenthal gave a brief PowerPoint presentation of the request by Bank of America to install a second drive-thru ATM for the branch located at 10010 Paramount Blvd. The subject site currently has two walk-up ATMs on the west side of the building (facing Paramount Blvd), and a single drive-thru ATM at the rear of the building. Access to the site is only available to the southerly driveway and exit thru the northerly driveway. The proposed ATM will be a stand-alone unit, but it will utilize the same drive-thru lane as the existing ATM, thus the ATMs will be tandem to each other. This configuration was selected due to insufficient space on the north side of the bank to allow for two 12’ wide drive-thru lanes and an exit/bypass lane for vehicle egress (the north side of the bank is the only vehicle egress point from the site). The distance between the ATMs is sufficient to allow five cars to queue at each machine. The ATM will be contained in a 20.8 sq. ft. structure and have a height of 11’-7¾”. In addition, there will be a 67 sq. ft. canopy to protect users from weather and to provide lighting for the ATM. Although the ATM will Planning Commission Minutes February 5, 2014 - 6 - occupy two former parking spaces, the applicant has re-configured a small area of the parking lot to add two new parking spaces; therefore there will be no loss of parking. Commissioner Flores asked for clarification as to how the patrons would enter to go to the existing ATM, to which Mr. Blumenthal responded by saying that the entrance would be through the egress lane. Commissioner Flores asked how it would work with the point of entrance also being the exit, to which Mr. Blumenthal explained that Bank of America will provide directional signage for their guests and he does not see it as a concern due to the vehicles moving through there at a very slow speed. Applicant Leslie Rubidoux [sic], Little Architecture 1901 Newport Blvd., Newport Beach, appeared to address the Planning Commissioners questions/concerns. Chairman Morales asked Ms. Rubidoux if they have had similar set ups elsewhere, to which she responded yes; they normally propose them across in tandem. Vice Chairman Kiefer asked if they would also put up signs and if there would be any to direct the merging lanes, to which she responded that they do put up signs at the first ATM to direct them to the second ATM, and striping can be added saying “Caution, on-coming traffic” to the merging traffic. Commissioner Rodriguez asked how many cars are queued up in the stacking during the peak hours, to which Ms. Rubidoux stated that she can only estimate there would be approximately five. Chairman Morales closed the public hearing. Chairman Morales said that he was initially concerned about the parking; however, he believes that there will be no issues with parking or impact to the surrounding businesses. Commissioner Lujan stated that he believes that this will be a good service to add for their customers and the community. Vice Chairman Kiefer said that he also in favor, and believes staff can work with the applicant as far as striping and signage: the flow of traffic is so slow back there that it shouldn’t be a problem. Commissioner Flores stated that he is in favor of the request, however, he believes that the traffic flows a little bit faster than it appears and could create a problem; if the applicant places warnings he believes it will be okay. Commissioner Rodriguez stated that he was initially concerned with visibility, but sees that it is not a problem; therefore he is in favor of the request. It was moved by Commissioner Lujan seconded by Vice Chairman Kiefer, and passed by a 5-0 vote, to adopt Resolution No. 14-2865, to approve the request for a Conditional Use Permit (PLN-13-00219). 3. PLN-13-00255: (Conditional Use Permit): Chairman Morales opened the public hearing for PLN-13- 00255, and Ms. Cavanagh affirmed proof of publication. City Planner William Davis gave a brief PowerPoint presentation of the request for a conditional use permit to allow the operation of a boxing gym on property located at 12145 Paramount Blvd., zoned C-2 (General Commercial). Mr. Davis stated that the subject site shares a parking lot with surrounding businesses and is separated from the residential area by an alley. The main access to the gym will be to the rear of the parking lot. The applicant is relocating his gym from South Gate where he operated for five years. He will offer exercise and boxing classes to children and adults on a monthly membership basis. The hours of operation are from 9:00 am to 9:00 pm, with a two hour break at mid-day. The proposed gym will have a boxing ring for training, a workout area, offices in the back, and music will be provided via a small radio. Planning Commission Minutes February 5, 2014 - 7 - Mr. Davis added that the music would not be loud as it would be in a dance studio; however, any potential noise impact to the residential neighbors would be buffered by the parking lot and alley that separates them. Chairman Morales asked Mr. Davis if there will be a condition that the back door must remain closed at all times, to which he directed the Commissioners to condition # 7 as it addresses this issue and is consistent with previous approvals by the Planning Commission. Mr. Davis advised the Commissioners of the email and conversations with Catherine Pannell Waters in opposition of the project, and that she is present to state her concerns. Mr. Davis concluded his report by saying that this particular activity falls under commercial recreation, which is what the City wants in the C-2 zone. Based on the analysis contained in the staff report, staff is recommending approval of the request for a conditional use permit subject to the applicants’ ability to maintain and meet the City’s standards and conditions of approval. Commissioner Rodriguez asked Mr. Davis if he had done any research on the information that was mentioned in the letter. Mr. Davis responded by saying that he looked into the website and stated that Ms. Pannell was concerned that the activities would be closer to a boxing arena where people would be charged to come watch an event; however, in all of the conversations with the applicant these types of activities were never mentioned, and are not requested in the application. The request is for exercise and boxing workouts, which fall under commercial recreation. Commissioner Rodriguez and Vice Chairman Kiefer asked Mr. Davis if there is a condition in place to prevent them from using it for paid boxing/arena type events, to which he responded that there are no conditions to prevent it, as it would not be allowed by our City’s Code. Vice Chairman Kiefer asked if the state would require any additional licensing because it is based on a contact type of fitness class, to which Mr. Davis stated that he is not aware of any. Applicant Salvador Casillas, 12145 Paramount Blvd., Downey, appeared to address any questions presented by the Commissioners. Chairman Morales asked Mr. Casillas if he read the conditions of approval, to which responded that he had not. Mariano Salcedo [sic], appeared with Mr. Casillas and advised the Commission that Mr. Casillas was nervous and asked him to speak on his behalf. Mr. Salcedo stated that he and Mr. Casillas are State certified boxing coaches sanctioned by the State of California, and that he (Mr. Salcedo) is also an Inglewood Police Officer. He stressed that they could lose their State licensing if they were to hold boxing matches; the ring is for sparring only. He added that they bring in professional and amateur coaches who are also State sanctioned to coach the kids, and encourage trustworthiness, respect and family. Chairman Morales inquired as to the ages of their clients, to which Mr. Salcedo stated they are from eight years old to adult; anything under 18 is considered amateur. If the child is under eight, the coach would assess the child to determine if he/she is able to understand the rules. In addition, they would be using regulation head gear and gloves. Vice Chairman Kiefer asked for confirmation that it would not be a paid event to have people watch them. Mr. Salcedo confirmed that they would not do so, and reiterated that both the boxer and the coaches could lose their licenses. Vice Chairman Kiefer asked what they anticipate their largest crowd to be during peak hours, to which both Mr. Salcedo and Mr. Casillas responded by saying that they expect approximately 15-25 people during the peak hours of 6:00 pm to 8:00 pm Planning Commission Minutes February 5, 2014 - 8 - Vice Chairman Kiefer asked why he is moving, and if there had been any incidents at the previous location, to which Mr. Casillas stated that he wanted his business to grow and he was only able to have five to six people at a time, and responded by saying that there had been no incidents at the previous location. He stated that they do not have air conditioning at this location and will open the doors if it gets too hot, but there will be no noise impact from the music played as it must be kept low enough for the patrons to be able to hear their trainers’ instructions. Commissioner Rodriguez reminded the applicant of the condition that the doors are to remain closed at all times. The applicants’ response was that they do in fact have air conditioning and will use it at their discretion. CyranoTubbs [sic] 8046 Leeds St., Downey, stated that he became more active because of health issues and as a result of training with Mr. Casillas he lost weight and looks forward to getting back to his training when he reopens in Downey. He added that he had been taking his son to Mr. Casillas as well for self- defense training as he had been bullied at school. He added that Mr. Casillas is good with the kids and expressed that it is a very positive experience for the kids, and the kids who train with him to take care of themselves without being aggressive. Catherine Pannell Waters, 12709 Samoline, Downey, stated that she lives a block away from the proposed gym and expressed her concerns with existing problems with the building with loitering and parking. She advised the Commissioners that the applicant’s website and Facebook page currently has information saying that the Downey location is open 24 hours a day and the boxing ring is up, as well as a banner. She commented that this may be a good business for the City; however, it is not well suited for this location. Chairman Morales asked Ms. Pannell how long the space has been empty and what she thinks is the cause of the loitering, to which she replied that it’s been empty approximately four months and she believes that the loitering is a result of a smoke-shop business on the corner at 12121 Paramount Blvd. Eugenia Griffin, 12085 Samoline, Downey, stated that her home is next door to Ms. Pannell, and she is concerned that the parking lot is always busy, and added her concern that it may not be safe for the small children in her area, and that the conditions are enforced and the applicant does not work until they have their permits to do so. Mr. Saeki responded to Ms. Griffin, advising her that he will send Code Enforcement to look into her concerns, and asked if she had seen any boxing going on inside the subject site, to which she responded, no. Mr. Davis added that the boxing ring would be addressed during the business license inspection process. Mr. Salcedo apologized for what is going on now, and stated that it is not their fault. It is a family atmosphere, and they are pro-police, and pro-community. He added that the business that is causing problems should be addressing these issues, and they are willing to put up signs that say no loitering and will do whatever it takes. Chairman Morales closed the public hearing. The Commissioners discussed the issues of lighting to the rear of the property, and interior issues such as the doors remaining closed at all times and remodeling the restroom to meet ADA standards. They discussed the benefit of this business to the community and the City, and the negative issues of an already congested parking lot, and the complaints of loitering. Overall, the Commissioners expressed that they are hopeful that the applicant will work with the landlord and their neighbors to address these issues, and pointed out that if the applicant does not comply with the conditions of approval, they can be brought back before the Planning Commission. Vice Chairman Kiefer however, stood firm in his belief Planning Commission Minutes February 5, 2014 - 9 - that the business would be good for the City, but due to the already congested parking, he feels that it is not the right location. It was moved by Commissioner Rodriguez, seconded by Commissioner Flores, and passed by a 4-1 vote with Vice Chairman Kiefer voting No, to adopt Resolution No. 14-2866, to approve the request for a Conditional Use Permit (PLN-13-00255). NON-AGENDA PUBLIC COMMENTS: None. CONSENT CALENDAR ITEMS: 4. Approval of the Minutes from January 15, 2014 It was moved by Vice Chairman Kiefer and seconded by Commissioner Lujan, and passed by a 5-0 vote, to approve the Consent Calendar. OTHER BUSINESS: Vice Chairman Kiefer asked for an update on the clean-up efforts for the bus bench at Florence and Paramount. Mr. Saeki and staff responded that there has been a steady effort to keep this corner clean; the bench is so heavily used and has been difficult to maintain. Mr. Blumenthal informed the Commissioners that they are attempting to contact the multiple owners of the property in an effort to resolve the problem. Commissioner Rodriguez mentioned the problems with the flow of traffic near that same intersection when traveling westbound on Florence Ave. Mr. Saeki advised him that he would notify Public Works. Vice Chairman Kiefer advised staff of the unlicensed business activities taking place at 12848 Firestone Blvd., and the stalled street repairs of Melba and Rives. Mr. Saeki and Mr. Blumenthal stated they will notify Code Enforcement and Public Works of the situations. 4. Election of Officers It was moved by Chairman Morales, seconded by Commissioner Rodriguez, and passed by a 5-0 vote, to elect Vice-Chairman Kiefer as Chairman. It was then moved by Chairman Morales, seconded by Commissioner Flores and passed by a 5-0 vote, to elect Commissioner Lujan as Vice-Chairman. STAFF MEMBER COMMENTS: Director of Community Development Brian Saeki congratulated Chairman Kiefer on his position and thanked Commissioner Morales for his terms as Chairman. Mr. Saeki then gave a brief update of the Community Development Forum on January 29, 2014 at the Columbia Space Center. ADJOURNMENT: There being no further business to discuss, Chairman Morales adjourned the meeting at 8:52 pm, to Wednesday, February 19, 2014, at 6:30 pm at Downey City Hall, 11111 Brookshire Ave. APPROVED AND ADOPTED this 5th day of March, 2014. Robert Kiefer, Chairman City Planning Commission Planning Commission Minutes February 5, 2014 - 10 - I HEREBY CERTIFY that the foregoing Minutes were duly approved at a Regular meeting of the Planning Commission held on the 5th day of March, 2014, by the following vote: AYES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: NOES: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission