September 20, 2001
SAN FRANCISCO PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, September 20, 2001
1:30 PM
Regular Meeting
PRESENT: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
ABSENT: None
THE MEETING WAS CALLED TO ORDER BY VICE PRESIDENT FAY AT 1:35 p.m.
STAFF IN ATTENDANCE: Gerald G. Green, Director of Planning; Larry Badiner, Zoning Administrator; Pete Vollmann; Michael Smith; Rick Crawford; Adam Light; Matt Snyder; Nora Priego, Transcription Secretary; Linda Avery, Commission Secretary
A. ITEMS PROPOSED FOR CONTINUANCE
1. 2001.1190C (SANCHEZ: 558-6679)
2801-2825 CALIFORNIA STREET - southwest corner at Divisadero Street; Lot 001 in
Assessor’s Block 1028 - Request for Conditional Use authorization pursuant to Section 711.83 of the Planning Code to install a total of three antennas and GPS receiver on the roof with related connection to an equipment shelter within the basement of an existing three-story, mixed-use building, as part of Sprint PCS’s wireless telecommunications network within an NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. As per the City & County of San Francisco’s Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 5 as it is a mixed-use building within a high-density district.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of August 2, 2001)
(Proposed for Continuance to October 11, 2001)
SPEAKER(S): None
ACTION: Continued to October 11, 2001
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
2. 2001.1183DDD (SANCHEZ: 558-6679)
1725 LAKE STREET - south side between 18th and 19th Avenues, Lot 035 in Assessor’s Block 1378 - Requests for Discretionary Review of Building Permit Application No. 2000/07/03/4299’S’ proposing to add two floors, an extension to the rear and additions to both sides and the front of an existing single-family house in an RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of August 16, 2001)
(Proposed for Continuance to November 1, 2001)
SPEAKER(S): None
ACTION: Continued to November 1, 2001
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
3. 2001.0327C (WOODS: 558-6315)
2038 CLEMENT STREET - north side between 21st and 22nd Avenues, Lot 32 in Assessor's Block 1412 - Request for Conditional Use authorization under Section 717.39 of the Planning Code to demolish an existing two-story building containing retail on the ground floor and two dwelling units on the second floor and construct a new, four-story building containing three parking spaces on the ground floor and three dwelling units above the ground floor in the Outer Clement Street Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of August 9, 2001)
(Proposed for Continuance to October 11, 2001)
SPEAKER(S): None
ACTION: Continued to October 11, 2001
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
4. 2001.0015Z (WOODS: 558-6315)
1052 OAK STREET - north side between Divisadero and Scott Streets, Lot 5 in Assessor's Block 1216 - Request for reclassification of a portion (approximately 3,136 square feet) of Lot 5 (a part of the Touchless Car Wash site) from NC-2 (Small-Scale Neighborhood Commercial) District to RH-3 (Residential, House, Three-Family) District. Currently, the entire lot area, approximately 4,199 square feet, of Lot 5 is zoned NC-2. This reclassification is to allow the construction of three new residential units in accordance with Planning Commission Motion No. 16036 relating to a conditional use authorization approved on November 16, 2000 to expand the car wash.
Preliminary Recommendation: Adoption of the Draft Resolution for Reclassification.
(Continued from Regular Meeting of July 26, 2001)
(Proposed for Continuance to October 25, 2001)
SPEAKER(S): None
ACTION: Continued to October 25, 2001
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
5. 2001.0728D (SIROIS: 558-6313)
530 FLOOD AVENUE - north side of Flood Avenue, between Ridgewood Avenue and Genesee Street, Lot 13, Assessor’s Block 3123 - Request for Discretionary Review of Building Permit Application 2001/04/27/7865 for the construction of a vertical and horizontal addition on an existing single-family home in an RH-1 District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve project as proposed.
(Proposed for Continuance to November 8, 2001)
SPEAKER(S): None
ACTION: Continued to November 8, 2001
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
6. 1999.811D (PUTRA: 558-6233)
1660 MISSION STREET - west side between South Van Ness Avenue and Thirteenth Street, lots 5 and 6 in Assessor’s Block 3512 - Request for Discretionary Review of Building Permit Application No. 2000/0515/0033, to construct a six-story above grade level, approximately 76-feet-tall addition with 25,365 gross square feet of office and 5,073 square feet of parking at grade level. This is an addition to the existing 92,000-gross-square-foot city office building, of which 22,610 square feet are in an underground garage, in a C-M (Heavy Commercial) District; and a 105-J Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit Application as revised.
(Continued from Regular Meeting of June 7, 2001)
(Proposed for Indefinite Continuance)
SPEAKER(S): None
ACTION: Continued Indefinitely
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
7. 2000.1140XE (CHAN: 558-5982)
1 POWELL STREET - Appeal of a Preliminary Negative Declaration. Assessor's Block 3530, Lot 6. The proposed project is the seismic upgrading, and expansion of the existing seven-story, Bank of America building, from 90,330 square feet to 101,760 square feet, an increase of 11,430 square feet. The seismic upgrade and expansion would occur within the existing building shell except for filling in the light well on the third through eighth floors. The building, originally the Bank of Italy, was constructed in 1920 and is a Category I building in Article 11 of the San Francisco Planning Code. The building is within the Kearny-Market-Mason-Sutter Conservation District and the Downtown Area Plan. The project site is within a C-3-R (Downtown Retail) District, where office and retail uses are permitted, and is within a 110-X Height and Bulk District.
(Continued from Regular Meeting of August 23, 2001)
APPEAL HAS BEEN WITHDRAWN
SPEAKER(S): None
B. COMMISSIONERS' QUESTIONS AND MATTERS
8. Consideration of Adoption - draft minutes of July 26 and August 9, 2001.
SPEAKER(S): None
ACTION: Approved as Corrected
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
9. Commission Matters
Commissioner Lim: She requested a roll call voting procedure whenever the Commission votes.
C. DIRECTOR'S REPORT
10. Director's Announcements
None
11. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
BOS
RE: 4501 Irving Street
- The Board of Supervisors continued this item for 1 week. There are some arrangements being made with Supervisor Yee. The Director will report on this case at the October 4, 2001 Planning Commission hearing.
BOA
The Board of Appeals did not meet because of a lack of a quorum.
12. (GREEN: 558-6411)
Discussion and possible action on modifications to the Planning Commission's Inclusionary Housing Policy.
SPEAKER(S):
Steve Vettel
- It is important that the analysis looks at the feasibility of what the Commission is doing if they want to increase the affordability level.
- Before raising the 10% ratio or respond to Supervisor Leno's legislation, someone should do an analysis of the feasibility.
- There is a real danger that with the concern of making affordable housing available to everyone in the city, that building housing would become infeasible.
Calvin Welch – Council of Community Housing Organizations
- It is important that the Commissioners have the number of housing units a year that have been approved pursuant to a conditional use permit versus how many housing units the Commission approves each year that don't have this condition.
- It is important that the Commission understands that the developers can't really shop around.
- It is clear that this policy needs to be an ordinance.
- Can this Commission work in a coordinated matter with the housing production agencies in this City to develop a comprehensive program of affordable housing?
Bob Meyers – City Planning Consultant
- There is an article from Mr. Erickson in the recent SPUR newsletter that really states the numbers very clearly and succinctly.
- In San Francisco, labor costs are high, mobilization costs are high, and access in and out of the city is difficult.
- He urges the Commission to tread very carefully. Ten percent seems to be an acceptable level. Beyond that the costs get too high.
Joe O'Donahue - Residential Builders
- A question should be asked: Why is there a housing crisis in the City?
- It is important to look at all the proposals and determine why they haven't worked in the past.
Sue Hestor
- Inclusionary housing might be a burden on developers but it is also a recognition that every rental building built after 1979 is totally exempt from rent control. This has an economic value in San Francisco.
Alice Barkley
- Rent control does not necessarily benefit low and moderate income households in this City.
- Until the Commission has all of the factors, they will not know whether or not the private sector can even do it.
ACTION: Meeting held. No action taken. Staff will bring this matter back to the Commission on 10-11-01 for the Commission to consider proposed modifications.
D. CONSIDERATION OF FINDINGS AND FINAL ACTION–PUBLIC HEARING CLOSED
13. 2001.0712D (VOLLMANN: 558-6405)
1080-1082 FILBERT STREET - north side between Jones and Leavenworth Streets, Lot 018 in Assessor’s Block 0093. The proposal is to merge a two unit building into a single-family home. This building permit application (No. 2001/07/09/3150) is subject to a Staff-Initiated Discretionary Review action for Dwelling Unit Merger per Commission Resolution No. 16078. The subject property is located in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District
Preliminary Recommendation: Do not take Discretionary Review and approve the building permit as submitted.
NOTE: On September 13, 2001, following public testimony, the Commission closed the Public Hearing. A motion to not take Discretionary Review and approve the project failed to pass by a vote of +3 -3. Commissioners Chinchilla, Salinas and Theoharis voted No. Commissioner Joe was absent. The matter was continued to September 20, 2001 to allow Commissioner Joe the opportunity to review the tape and all hearing material and participate in the final action.
SPEAKER(S): None
ACTION: Do not take Discretionary Review and approve project as submitted.
AYES: Baltimore, Fay, Joe, Lim
NAYES: Chinchilla, Salinas, Theoharis
E. REGULAR CALENDAR
14. 2000.581C (SMITH: 558-6322)
455 & 457 BUENA VISTA AVENUE EAST - east side of the street between Upper Terrace and Park Hill Avenue, Lot 270 (formerly Lots 059 & 060) in Assessor’s Block 2607- Request for Conditional Use Authorization for dwelling unit density at a density ratio of one dwelling unit per 1,000 square feet of lot area per Planning Code Section 209.1(h) to construct one four unit building in a RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of September 13, 2001)
Note: On August 16, 2001, the Commission continued this matter to August 16, 2001 in order to request the attendance of a DBI representative and the engineer who prepared the demolition report by a vote +6 –0. Public hearing remained open. Commissioner Theoharis was absent
SPEAKER(S):
(+) Tim Listico – Construction Manager
- The building is a termite and dry rot ridden property.
- The reports that the Commission has show amounts less than what it would really cost.
(+) Erich Stratmann
- He is a next door neighbor.
- He went through this process recently to replace the concrete beneath his house.
- As his neighbor, he will loose his view if this project goes forward but he is still in support of the project and of his neighbor.
ACTION: Intent to Disapprove – Final Language October 4, 2001.
AYES: Baltimore, Chinchilla, Fay, Theoharis, Salinas
NAYES: Joe, Lim
15. 2000.613CX (CRAWFORD: 558-6358)
425-427 BATTERY STREET (AKA 418 CLAY STREET) - Assessor’s Block 206 Lots 003, 004, 005, west side of Battery Street between Clay Street and Merchant Street - Request under Planning Code Section 309 (Downtown Code) for exceptions as provided under Section 309.a to allow a required freight loading space 10 feet in height where a 12 foot space in height is required. This project lies within a C-3-O (Downtown, Office) District and within a 200-S Height and Bulk District. The project will construct an eleven-story hotel with up to 348 rooms and ground floor retail and was granted Conditional Use and Planning Code Section 309 approval on April 12, 2001 (Motions 16151 & 16152).
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Joe Jodowitz – Reuben and Alter
- The project is moving forward and under construction.
- The only issue here is the reduction of 2 feet on the loading dock.
- Even if the loading dock were 12 feet high, this project did not anticipate any large truck traffic.
- The hotel will not have too much commercial truck traffic.
(-) Alexander Seidel
- Trucks that park on Merchant Street block the traffic and cause traffic jams.
- Merchant Street is very small and if there is one vehicle parked there it would block off the street.
- This area is very busy.
- There should be a service requirement for this site.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
MOTION: 16238
16. 2000.1140XE (LIGHT: 558-6254)
1 POWELL STREET - west side between Eddy and Ellis Streets, Lot 5 in Assessor’s Block 330 - Request under Planning Code Section 309 (Downtown Code) for Determination of Compliance for Building Permit Application No. 2001/07/31/4966 to make minor modifications to the ground floor entrance and windows of the subject property to accommodate a retail store, and to seismically retrofit the existing 132-foot tall, seven-story over basement building containing a ground level retail banking office with office uses on the upper floors. The seismic retrofitting will be accomplished by infilling a large light well on the north side of the property with a structural system that will provide proper seismic reinforcement for the building. No Exceptions under Section 309 of the Planning Code are requested by the proposed project. The project is in a C-3-R (Downtown, Retail) zoning district, a 110-X height and bulk district, and in the Kearny-Market-Mason-Sutter Conservation District. The building is rated as a Category I building under the Downtown Plan.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of September 6, 2001)
SPEAKER(S):
(+) Charles Chase – Executive Director of Architectural Heritage
- Heritage has been involved in extensive conversations on the details of this project.
- Heritage is concerned with how the brick and mortar will be handled.
- Mr. Meaney has solved all of the issues that Heritage has had.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
MOTION: 16239
17. 1999.423B (M. SNYDER: 575-6891)
699 - 2nd STREET - "the California Warehouse", northeast corner of 2nd and Townsend Streets, Lot 4 in Assessor’s Block 3789 - Request for authorization under Planning Code Sections 320-325 (Office Development Limitation Program) to establish 49,500 gross square feet of new office use in an SSO (Service, Secondary Office) District, a 50-X Height and Bulk District, the South End Historical District, and a Mixed Use Housing Zone (as designated in Planning Commission Resolution 14861).
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 13, 2001)
SPEAKER(S):
(+) Jim Reuben – Reuben and Alter
- Open space has been an issue for this Commission. This project will be paying an in lieu fee.
- There is plenty of space under the Prop M cap.
- There is a statement of overriding considerations because of the project at 699 2nd Street.
- There is no displacement and the parking lot is also vacant.
(-) Sue Hestor – San Franciscans for Reasonable Growth
- If a project is divided into two different small cap projects, it cheats the City out of childcare money.
- How would the Department do post construction inspection? What kind of controls are there on tenant improvements in the future to make sure that walls don't move around.
(+) Garrett Frakes – Homeowner's Association
- He had requested some consideration from the developers and he was able to receive that.
- He fully supports the project.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Theoharis, Salinas
NAYES: Lim
MOTION: 16240
18a. 2000.723ABCV (M. SNYDER: 575-6891)
639 – 2nd STREET - east side between Brannan and Townsend Streets, Lot 5 in Assessor’s Block 3789 - The project is to construct a 50-foot tall, five-story-plus-mezzanine building that would contain approximately 49,500 gross square feet of new office use, nine dwelling units, and approximately 90 parking spaces below grade. Request for Conditional Use authorization under Planning Code section 818.14 to construct nine dwelling units in an SSO (Service/Secondary Office) District; The property is also within an 50-X Height and Bulk District, the South End Historic District, and a Mixed-use Housing Zone (as designated in Planning Commission Resolution 14861.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 13, 2001)
SPEAKER(S):
(+) Jim Reuben – Reuben and Alter – Representing Project Sponsor
- The issue of money to childcare was not the reason they decided to create two separate buildings on two separate parcels.
- It would be less expensive by millions of dollars to build one building.
(-) Jeffrey Fox
- He is the owner of two historic buildings--since 1938.
- He opposes the issuance of a variance.
- There are space, air and light issues.
(-) Roger Brandon
- He is against this project since it's proposed to be built on a parking lot.
- The parking lot is a public convenience that should be preserved. He has been by the parking lot and the parking lot was full.
- He does not see the need to erect another office building.
(-) Ron Wallace - Architect
- He is opposed to this project because it will cast shadows to the adjacent buildings.
- He does not believe that the project sponsor cannot provide a better design within the code.
(-) Sue Hestor
- The exposure and yard requirements were designed for this area.
- It's hard to understand what the unique circumstances are on this new construction and similarly on the dwelling unit exposure.
- She does not care how much more money the developer will give to the general contractor, the fact is that there will be no money to childcare.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Salinas, Theoharis
NAYES: Lim
MOTION: 16242
18b. 2000.723ABCV (M. SNYDER: 575-6891)
639 – 2nd STREET - east side between Brannan and Townsend Streets, Lot 5 in Assessor’s Block 3789 - The project is to construct a 50-foot tall, five-story-plus-mezzanine building that would contain approximately 49,500 gross square feet of new office use, nine dwelling units, and approximately 90 parking spaces below grade. Request for a Certificate of Appropriateness from the Planning Commission to allow new construction in the South End Historic District. The property is within an SSO (Service, Secondary Office) District, a 50-X Height and Bulk District, the South End Historic District, and a Mixed-use Housing Zone (as designated in Planning Commission Resolution 14861).
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of September 13, 2001)
SPEAKER(S): Same as those listed in item 18a.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Salinas, Theoharis
NAYES: Lim
MOTION: 16243
18c. 2000.723ABCV (M. SNYDER: 575-6891)
639 – 2nd STREET - east side between Brannan and Townsend Streets, Lot 5 in Assessor’s Block 3789 - The project is to construct a 50-foot tall, five-story-plus-mezzanine building that would contain approximately 49,500 gross square feet of new office use, nine dwelling units, and approximately 90 parking spaces below grade. Request for new office use authorization under Planning Code Section 320-325 (Office Development Limitation Program) to allow for the construction of 49,500 gross square feet of new office use. The property is within an SSO (Service, Secondary Office) District, a 50-X Height and Bulk District, the South End Historic District, and a Mixed-use Housing Zone (as designated in Planning Commission Resolution 14861).
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of September 13, 2001)
SPEAKER(S): Same as those listed in item 18a.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Salinas, Theoharis
NAYES: Lim
MOTION: 16241
18d. 2000.723ABCV (M. SNYDER: 575-6891)
639 – 2nd STREET - east side between Brannan and Townsend Streets, Lot 5 in Assessor’s Block 3789 - The project is to construct a 50-foot tall, five-story-plus-mezzanine building that would contain approximately 49,500 gross square feet of new office use, nine dwelling units, and approximately 90 parking spaces below grade. (1) Request for a Rear Yard Modification per Planning Code Section 134(e) from the Zoning Administrator; and (2) request for an Exposure Variance per Planning Code Section 140 from the Zoning Administrator. The property is within an SSO (Service, Secondary Office) District, a 50-X Height and Bulk District, the South End Historic District, and a Mixed-use Housing Zone (as designated in Planning Commission Resolution 14861.
SPEAKER(S): Same as those listed in item 18a.
ACTION: Zoning Administrator granted modification and variance
19. 2000.1141C (SANCHEZ: 558-6679)
2346-2348 CLEMENT STREET - north side between 24th and 25th Avenues; Lot 025 in Assessor’s Block 1409 - Request for Conditional Use authorization under Planning Code Section 717.39 to allow the demolition of an existing mixed-use building with a residential unit at the second floor and under Planning Code Section 161(j) to allow the construction of a four-story mixed-use building (four residential units and one commercial unit) without the four required residential parking spaces, within the Outer Clement Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
(Continued from Regular Meeting of August 9, 2001)
SPEAKER(S): None
ACTION: Continued without hearing to November 8, 2001
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis, Salinas
F. DISCRETIONARY REVIEW HEARING
At Approximately 4:00 PM the Planning Commission convened into a Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters.
20. 2001.0725D (SANCHEZ: 558-6679)
501-503 COLE STREET - west side between Page and Haight Streets; Lot: 002 in Assessor's Block: 1229 - Request for Discretionary Review of Building Permit Application Number 2001/03/30/5631, proposing to replace an existing three-level deck/stair structure at the rear of the two-unit subject building with a reconfigured three-level deck/stair structure.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKER(S): None
ACTION: Discretionary Review Withdrawn
21, 2001.0635D (CHAVIS: 558-6334) 2780 BROADWAY – north side between Broderick and Divisadero Streets; Lot: 025 in Assessor’s Block: 0959 - Request for Discretionary Review of Building Permit Application Number 2001/01/09/9442, proposing to remove a portion of an existing gable roof at the rear of the subject building and provide a deck with elevator/stair penthouse, within an RH-1 (D) (Residential, House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKER(S): None
ACTION: Discretionary Review Withdrawn
F. PUBLIC COMMENT
At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.
The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the commission is limited to:
(1) responding to statements made or questions posed by members of the public; or
(2) requesting staff to report back on a matter at a subsequent meeting; or
(3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))
Joe O'Donaghue
- There was a rumor that Commissioner Salinas had been fired because of him. This is a false statement.
- If he would have had any problems with Commissioner Salinas, he would have gone to the union to deal with those matters.
- He does not go behind people's backs. If he dislikes someone, he will deal with that person face to face.
Sue Hestor
- She has concerns about the calendars being paced better. There have been a few hearings that have been too long. When this happens, everyone gets tired and no one listens.
- Today the hearing ends before 5:00 p.m.
- There should be a uniform policy on speaker's comments.
- The public deserves the right to the Commissioner's attention.
- The time for public comment should be reconsidered.
Adjournment: 4:45 p.m.
THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, NOVEMBER 8, 2001.
Last updated: 11/17/2009 10:00:13 PM
