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HomeMy WebLinkAbout04/11/2002Minutes of a Regular Meeting Approved 5/9/02 Town of Los Altos Hills PLANNING COMMISSION Thursday, April 11, 2002, 7:00 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes (2) #04-02 1. ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission regular meeting was called to order at 7:00 p.m. in the Council Chambers at Town Hall. Present: Chairman Wong, Commissioners Clow, Cottrell, Gottlieb & Vitu Staff: Carl Cahill, Planning Director; Frank Abejo, Planning Consultant; Mintze Cheng, City Engineer; Angelica Herrera, Assistant Planner; Debbie Pedro, Assistant Planner; Lam Smith, Planning Secretary 4 Also: Dan Siegel, City Attorney Representative 2. PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS 3.1 MANDATORY UPDATE OF THE HOUSING ELEMENT OF THE GENERAL PLAN AND NEGATIVE DECLARATION. One of the mandatory elements of a General Plan is a Housing Element that analyzes housing needs and adopts goals, policies, programs and quantified objectives to provide for housing needs. State law requires each town, city, and county to prepare a Housing Element that must be updated once every five years. The 2002 Housing Element is the statutory update of the Town's Housing Element which was adopted by the Town and certified by the State in 1998. The Housing Element Update is subject to CEQA and an Initial Study and Negative Declaration has been prepared for public review and comment. The Planning Director introduced this item by introducing the Planning Consultant, Frank Abejo, who completed the Housing Element update. Mr. Abejo provided the generals facts and processes for the Housing Element update. He commented on the Negative Declaration which indicates "no significant impacts". Commissioner Gottlieb commented on the phrase "married couple family", "Labor Force" and "Land Cost" (which needs to be updated). Discussion ensued regarding the Los Altos Hills County Fire District, driveways, water usage and consumption, gross acreage and minor corrections to the document. Planning Commission Minutes April 11, 2002 Page 2 OPENED PUBLIC HEARING Approved 5/9/02 Dot Schreiner, 14301 Saddle Mount Drive, felt the chart on page 17 regarding "rent" appeared to be low and may need to be updated. Bob Stutz, 25310 Elena Road, provided information regarding the Fire District programs. CLOSED PUBLIC HEARING Commissioner Vitu thought staff did an excellent job on the Housing Element update. Commissioner Clow had provided a memo indicating there was nothing in the Policy section relating to wildfires even though in an earlier section it was noted that 15 housing units were lost to fire in 1985. He suggested a Policy bullet as item IX, Prevent loss of housing units due to wildland fire which cost Los Altos Hills 15 housing units in 1985, and cost the Oakland Hills 3000 units in a similar setting in 1991. Discussion ensued regarding related policy statements. #1 Policy: Promote undergrounding of power lines in area at high risk for wildland fire to mitigate relatively high fire danger in these areas. Fregfflm Policy: Sample language by staff - develop public education, flyers and brochures in regards to hazards of overhead utilities. Policy: Cooperate with Fire Department on brush removal efforts. Policy: Cooperate with Purissima Water Department on hydrant upgrades. 4 MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Cottrell to adopt the resolution recommending approval of the General Plan amendment to the City Council with the previously noted addition (DO, and the Negative Declaration and Initial Study. AYES: Chairman Wong, Commissioners Vitu, Gottlieb, Clow & Cottrell NOES: None This item will be scheduled for a City Council public hearing 3.2 THE PROJECT CONSISTS OF AN AMENDMENT TO THE TOWN GENERAL PLAN PATHWAY ELEMENT MASTER PATH PLAN OF 1981 DELETING A LOCAL OFF-ROAD PATH ROUTE AND VACATION OF A PUBLIC OFF-ROAD PATH EASEMENT (NOT OPEN FOR PUBLIC USE) LOCATED AT 27125 TAAFFE ROAD, LANDS OF CARSE. This item was introduced by the Planning Director by providing information regarding the previous public meeting and the preparation of the Negative Declaration & Initial Study regarding amending the General Plan Master Path Plan request for vacation of path easement, Lands of Carse. He further commented on a letter from Les Earnest regarding the Deer Creek trail. OPENED PUBLIC HEARING 7 Planning Commission Minutes Approved 5/9/02 April 11, 2002 Page 3 Jolie Houston, 10 Almaden Blvd., San Jose, attorney representing Gregg and Sandy Carse. She presented a short letter outlining a few points. They felt that the street trail easement is no longer necessary for perspective or present public use and therefore the vacation is adequate and is legal. They also feel there is no substantial evidence in the record that the project will have an significant effect on the environment and therefore the Negative Declaration for this project is adequate. They are supporting staff recommendation for approval of the General Plan amendment and the vacation of the easement. Bob Stutz, Pathway Committee, stated when this request first came up (January 7`s) the committee did not feel they had enough information so decided no path construction would occur on the off-road easement as requested by the applicant until such time as all connecting easements are in place and the Master Pathway Plan has been reviewed as this path segment exists on the updated Master Pathway Plan. The Committee delayed any recommendation until they could review the connecting off-road paths in the area. The Committee has a special meeting scheduled for April 17' on this item. Dot Schreiner, 14301 Saddle Mountain Drive, referred to the letter from Les Earnest, addressing many issues. She asked why the Planning Commission was hearing this application when responses to the Negative Declaration can still be made until April 16' (information before them is incomplete). She referred to the pathway analysis of the pathway system which is broken down as follows: road -side pathways; off-road pathways with easements; off-road pathways without paths; and off-road pathways without easements. It was interesting that it only shows 17 miles of existing off-road pathways. She felt that until the analysis is complete and the pathway committee has the opportunity to determine which additional routes will be needed to complete this system, she asked that no paths be vacated. Carol Petty, 26932 Almaden Court, property owner backing up to the Carse property, stated that this is a conservation easement which makes it different from other pathways. She further discussed the steepness, the wildlife, the absence of fences and the animals crossing into the Preserve. She felt this path was redundant as there are other paths in the area. Sandy Humphries, Environmental Design Committee, felt there was a misconception regarding conservation easements. She felt it could be changed to a wildlife corridor easement so the wildlife could continue to travel to Byme Preserve. Sandy Carse, 27135 Taaffe Road, stated she has been here numerous times since 1986, examining the issues. She is looking for a fair hearing. Some neighbors are even more impacted by this path then she is . She did not feel this was some type of precedent as they are only looking at a redundant path. What is being overlooked are the feeling of the neighbors. She stated the reasons the neighbors oppose the construction of the off-road path: liability; safety; privacy; inability of the City to maintain and clean paths; and the forced method by which path easements were obtained by the city from land owners. They are not asking to put fences up or ` to have the conservation easement removed. They are only asking for the redundant path be �r taken off the Master Pathway Plan. They too are interested in maintaining the wildlife. Planning Commission Minutes April 11, 2002 Page 4 CLOSED PUBLIC HEARING Approved 5/9/02 Discussion ensued regarding any wildlife corridors (none) and the joint noticing of the project for Planning Commission and City Council. Commissioner Gottlieb was concerned with the potential accumulative effect. She suggested not building the pathway for 30 years. Children use the pathway once or twice a year. She asked that the easement be maintained and restrict fencing as well as preserving the wildlife and the scenic path. She understood the difficulty to build the pathway but felt they should not abandon the path. She also felt the path provided an emergency access. The Planning Director had been in contact with the Fire Department who informed him that this path would never be used in an emergency situation as there were other, more usable roads and pathways. Brief discussion ensued regarding fences in a conservation easement and the code compliance process. The Planning Director noted that the purpose of this meeting was to review the Negative Declaration Commissioners Vitu, Clow, and Cottrell all supported the vacation of the pathway and the Negative Declaration as well as Chairman Wong. MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Vitu to approve the resolution recommending to the City Council that the requested General Plan amendment to the 1981 Master Path Plan be approved and that the proposed off-road path easement vacation conforms with the 1996 General Plan including the Circulation Element, the Pathway Element and the 1981 Master Path Plan, and recommended 4 approval of the Negative Declaration, located at 27125 Taaffe Road, Lands of Carse. AYES: Chairman Wong, Commissioners Cottrell, Vitu and Clow NOES: Commissioner Gottlieb This item will be scheduled for a City Council agenda. 3.3 LANDS OF DUBEY, 26475 Ascension Drive (187-01-ZP-SD-GD); A request for a Site Development Permit for a new residence (continued from the March 19, 2002 Fast Track hearing). Staff (Debbie Pedro) introduced this item by noting the receipt of letters, one from the Fire Department (amended comments), and one from a neighbor, Vincent Zunino. This item was originally scheduled for a March 19, 2002 Fast Track hearing. However, after the notices had gone out, staff received several letters from neighbors expressing concern regarding this project due to the illegal grading and tree removal that occurred on the property last year. The Planning Director decided to continue the project to a Planning Commission hearing. Commissioner Gottlieb commented of the public utility easement and the need to keep them open and clear. Ms. Pedro noted that if the Commission felt the distance between the proposed driveway and the easement is not sufficient, they can recommend that the applicant modify the driveway to allow more room for planting. k Planning Commission Minutes Approved 519/02 April 11, 2002 Page 5 Discussion ensued regarding adequate drainage which was answered by the City Engineer who also answered questions regarding the restoration of the site to the original grade. Commissioner Gottlieb asked if the house could be flip flopped which would eliminate the cut and reduce grading. OPENED PUBLIC HEARING Scott Stotler, 18625 Sutter Blvd., Morgan Hill, project architect, was available for questions as well as their Civil Engineer, Jeff Lea from Lea and Sung. He noted that the design conforms with the MDA/MFA as well as grading and the proposed height. He agreed with the recommended conditions of approval and he asked if they could resolve any drainage issues as part of their conditions of approval as well as the replanting of the trees up along the water tank area to help mitigate the visual and water issues. PK Dubey, 835 Mesa Court, Palo Alto, applicant, stated since he has been very busy with his start up company, any issues have been left to others. He has only visited the site three times. He wants to live in harmony with the city and his neighbors. He did not know how the tree was removed. He has turned over everything to his contractor (Mr. Gordon) and architect. He apologized stating he only wants to do the right thing. Mr. Stotler commented on the tree removal during the demolition of the house. The violations have been corrected. Regarding the request to flip flop the house, he noted that the project being reviewed meets all codes and policies. William C. Hahn, 26491 Ascension Drive, long time resident, neighbor to the north, expressed concern regarding the following: water problems on this lot, past and present; and errors in the documents regarding grading. This property was at the same elevation as his property for approximately the front half of the lots, near Ascension Drive. Now the elevation (ground) is higher by 2' to 3'. Currently, the grade has not been brought back to the original levels. He was very concerned with the drainage problems. Ashfaq Munshi, 26450, 26478 and 26498 Ascension Drive, neighbor, voiced concerns regarding the proposed cut as it is large and very near the water tanks which are immediately adjacent to his property. The drainage proposed should be over engineered since not only the rnn-off but also the potential break in the tanks needs to be taken into account. In the past, unlicensed contractors have done a significant amount of work on the property including removal of all vegetation, illegal grading and demolition of the previous house without the gas being shutoff. He requested assurance that this will not be repeated. He also noted that he and other property owners have been personally and physically threatened by workers on the subject property. He asked for assurance that this will not reoccur (family safety). Another concern dealt with operation and construction. He does not want any of his three properties used as staging, temporary parking or waste disposal areas as they have in the past. Adequate arrangements need lkV to be made so that access is not blocked (26450 Ascension Drive). Hours of construction should Planning Commission Minutes Approved 5/9/02 April 11, 2002 Page 6 4 be adhered to and adequate screening must be a pre -condition for approval. He will not tolerate a dangerous situation. Vincent Zunino, 26555 Ascension Drive, provided the Commission with a list of concerns which included excessive cut for the driveway and retaining walls close to the property line, drainage and flooding issues, and screening of the water tanks and industrial buildings located above the parcel. He felt the plans did not accurately depict the current situation on the site regarding cut and fill. Sandy Humphries, Environmental Design Committee, verified that several large trees and vegetation had been removed. Mr. Hahn stated that the 1964 topographic survey map does not match the current situation. Another issue was when the contractor brought in power illegally it effected his security system. He asked to be notified prior to any change to the utilities. Jeff Lea, Lea & Sung Civil Engineers, stated they were not involved with the earlier topographic survey, only with the current survey which is accurate to date. The ground has certainly been disturbed and this is an issue that needs to be resolved. Unfortunately, he does not have a copy of the old topographic survey. Mr. Stotler again discussed the possibility of flip flopping the house which was looked at earlier in the design process. However, from a grading standpoint, you still end up with a substantial cut. He was not involved with the demolition of the house, or tree and vegetation removal. The contract manager who was responsible was Mr. George Jordan. Mr. Dubey stated that he will be personally responsible for notifying the neighbors of any activity taking place and be involved with the contract manager's activities. Unfortunately, he has not been involved in previous activities on the site. This will change. CLOSED PUBLIC HEARING Discussion ensued relating to conflicting information regarding the restored site which was answered by the City Engineer. Commissioner Vita questioned how the grading contractor could have restored the site without the use of an original topographic survey. The City Engineer responded that this is a problem as they do not have an old topographic survey for comparison. The Town relies on the project engineer or the geologist contractor. The Planning Director indicated that the procedure for a demolition permit has been changed and this type of demolition activity should not occur again. There was a great concern regarding the cut by the water tank. Fees, penalties, and other deterrents involving illegal grading were discussed. Chairman Wong felt there were three issues: the excavated area; the on going safety of the neighbors; and how to work with the applicant so there is an accountable party. Commissioner Cottrell stated the violations should be handled separately. He felt the plan should be flip flopped which would provide more space for planting along the water tank side and for planting many good size trees to restore the screening of the water tank. Also, they should have a Planning Commission Minutes Approved 5/9/02 April 11, 2002 Page 7 4 drainage system on Mr. Hahn's side of the property which is as good or better than they had previously. Mr. Hahn had indicated that the ditch on this site had been filled and it should be restored. He encouraged engineering review. He did not support the present plan. Commissioner Clow did not have a problem with the house but only the process. He would recommend the maximum fines as they (unknowingly) have increased the value of the property by removing trees that would have interfered with the siting that would have been less valuable. They should not be rewarded. He could support flipping the house design along with good drainage. Commissioner Vitu also was not happy with the process and the contract manager's mishandling of the site. She did not have a problem with the house design. She was concerned with the restoration of screening of the water tank and she would look at moving the driveway over to allow more room for planting. The drainage needs to be addressed to the satisfaction of the neighbors. She would support approving the house with moving the driveway over to allow more planting to restore the screening of the water tank that was removed. The grading should be restored to the original topography on Mr. Hahn's side so that there is not water draining on his property and that the storm drain system is addressed. She would also take a recommendation from staff regarding a fine for the violations that have occurred. Commissioner Gottlieb likes the design of the house but supports flip flopping the design which will reduce the grading and allow an area for replanting trees. She did not have a problem with moving the garage and driveway to the other side of the property. Her concern was the amount of grading close to the water tank. She did feel a soils engineer should inspect the property relating to compaction. Chairman Wong likes the house as is. He was concerned with the safety issue and once the construction begins, he asked how do they insure that there are no safety issues for the neighbors. It was noted that construction management is very important. It was agreed that the landscape plan be returned to the Planning Commission for review. It was suggested that if there are any safety issues and/or neighbor complaints, a "STOP WORK" order will be issued immediately. Also, there needs to have a responsible contractor working on this site. The Commission would like to ask the applicant and architect if the design could be flip flopped and if they will be working with a reputable contractor. PK Dubey clarified that grading and the removal of trees and vegetation was not a master sinister plan to increase the value of the property. He will take personal responsibility to make sure he is involved in any safety issues. He will provide his cell phone number to his neighbors for their use, when a call is necessary. He stated that he will be involved in the property from now on. Commissioner Vita asked if the driveway can be moved back to provide new large screening that had previously been removed. The response was yes. Scott Stotler felt the flip flop may work but he needs to study the concept. It may create other design issues. He stated he does have a topo that was done by another surveyor which he used for an overlay. Jeff Lea felt they could improve the planting width if they can take the allowable increase depth t of cut at the garage and extend it slightly toward the street so they can get away from two walls ` in that area. Planning Commission Minutes Approved 5/9/02 April 11, 2002 Page 8 MOTION SECONDED AND PASSED: Motion by Commissioner Clow and seconded by Commissioner Cottrell to continue the request for a Site Development Permit for a new residence, 26475 Ascension Drive, Lands of Dubey, to address concerns, as discussed, regarding the following: work with the neighbors regarding landscape screening from neighbors and street; drainage, reduce grading; increase setback for landscaping/screening, move house farther away from the water tank; and resolve the drainage issues on the Hahn property. AYES: Chairman Wong, Commissioners Clow, Gottlieb, Cottrell & Vitu NOES: None This item will be scheduled for a future Planning Commission meeting. 3.4 LANDS OF MONTEBELLO DEVELOPMENT, 27855 Moody Road (32-02-ZP- SD); A request for a Site Development Permit for a landscape screening plan and re -vegetation plan. Staff (Angelica Herrera) introduced this item by clarifying that the tree removal issue was resolved by the Planner at that time, Suzanne Davis, in her letter dated 1/27/99. Staff had been contacted by two neighbors; Mr. Taylor and Mr. Lachenbruch. OPENED PUBLIC HEARING Jim Copeland, 1127 Castro Street, Mountain View, project representative, stated he had met with Mr. Taylor, and addressed Mr. Taylor's issues: (1) re -vegetation plan to be (2) Fire Department turn around (strictly no parking area. (3) At least 20 of proposed 121 one -gallon plants to be upgraded to 5 -gallon plants. (4) Two additional trees to be placed in area between cottage and fence. (5) Area along roadway in front of cottage and around trees to be landscaped and planted with plantings selected by developer. (6) Two additional trees to be placed in landscaped 30' setback area around driveway pavers. and (7) Insure maintenance of all landscaping, with a strong landscape deposit with an inspection after two years later as provided in condition #3 of the Site Development Permit approved December 9, 1999. Mr. Kent Taylor, 27861 Moody Road, met with the Mr. Copeland to discuss the items of concern as addressed in his letter provided to the Commission. Sandy Humphries, Environmental Design Committee, was under the impression that hundreds of trees were removed from the side of the house. The re -vegetation has not been done. No oak trees have been planted to re -vegetate the side of the house. Many oak trees need to be replanted because this area was an oak forest. CLOSED PUBLIC HEARING. 4 Planning Commission Minutes Approved 5/9/02 April 11, 2002 Page 9 4 Brief discussion ensued. It was clarified that any issue regarding the pathway is not a part of this application. All agreed with the agreement made by Mr. Taylor and Mr. Copeland. Commissioner Gottlieb felt more trees could be added to the north downhill side. MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Clow to approve the Site Development permit for a landscape screening and re - vegetation plan, Lands of Montebello Development, 27855 Moody Road, with the following additions/changes to the conditions of approval: 1) Fire Department turnaround area shall be recognized as a strictly no parking area and kept completely clear for use as a turnaround. Existing fence to be removed and new asphalt to be curved at approach to turnaround; 2) One (1) gallon plants to be upgraded to five (5) gallon plants; 3) Two (2) additional trees, 24" box and 15 gallon to be placed in area between cottage and fence, located as specified by neighbor; 4) Area along roadway in front of cottage and around trees specified above to be landscaped with plantings selected by developer; 5) Two (2) additional trees, 24" box and 15 gallon to be placed in landscaped 30' setback area around driveway, located as specified by neighbor; 6) Five (5) 15 gallon Oak trees shall be planted on north side of house. AYES: Chairman Wong, Commissioners Clow, Gottlieb, Vitu & Cottrell NOES: None This item is subject to a 22 day appeal period. t3.5 Los Altos Hills Municipal Code and Policy Review Committee Presentation to the Planning Commission with regard to the following Municipal Code Sections: I. Outdoor Lighting (Section 10-2.10) II. Structure Colors and Materials (Section 10-2.702, 4, iii) III. Landscaping (Section 10-2.8) IV. Structure Siting (Section 10-2.702) The Municipal Code and Policy Review Committee members, Evan Wythe, Bill Kerns and Mike O'Malley represented the Committee and the findings regarding suggested changes to outdoor lighting, structure colors and materials, landscaping, and structure siting. Evan Wythe provided a power point presentation. OPENED PUBLIC Dot Schreiner, 14301 Saddle Mountain Drive, complimented the committee for the presentation and all the work they have done. She discussed "Building Siting" and many key phrases that were omitted, most of them having to do with views from off site. She referred to the Town survey which indicated the majority of people felt very strongly regarding views. She hoped some of the language on this page would be strengthened. She had no problem with the rest of the additions/changes, as presented. Planning Commission Minutes Approved 5/9/02 April 11, 2002 Page 10 Sandy Humphries, 26238 Fremont Road, expressed concern regarding the up -lighting of trees. This creates a problem to uphill neighbors. In the past, up -lighting was not allowed. Mike O'Malley, 27781 Edgerton Court, member of the committee, noted that they tried to address scenic views, looking down on the property as opposed to a view corridor. He felt it was subjective as to what is highly visible? CLOSED PUBLIC HEARING MOTION SECONDED AND PASSED: Motion by Commissioner Gottlieb and seconded by Commissioner Cottrell to continue the review of Building Siting, Colors, Outdoor Lighting, and Landscaping to the following meeting to allow time to study the proposal by the Municipal Code and Policy Review Committee to provide suggestions at the next Planning Commission meeting. AYES: Chairman Wong, Commissioners Clow, Gottlieb & Cottrell NOES: Commissioner Vitu 3.6 INITIAL STUDY AND NEGATIVE DECLARATION FOR THE TRACY COURT BRIDGE REPLACEMENT PROJECT. The Assistant Planner (Debbie Pedro) had nothing further to add to the report. Commissioner Gottlieb questioned approving the Negative Declaration without seeing the design of the bridge. The Planning Director indicated it was going to be a small bridge to serve a small cul-de-sac. On October 18, 2001, the City Council approved the bridge replacement project. What is before them is an environmental review, not an aesthetic review. The City Engineer provided a description of the bridge (Cal Trans standards) which will include a five foot walkway on both sides of the bridge. Currently, there is only one walkway on the old bridge. MOTION SECONDED AND PASSED BY CONSENSUS: Motion by Commissioner Vita and seconded by Commissioner Clow to forward a recommendation to the City Council to adopt the Initial Study and Negative Declaration for the replacement of a vehicular bridge at Tracy Court. This item will be scheduled for a City Council agenda. 4. OLD BUSINESS 4.1 Report from subcommittees -none 5. NEW BUSINESS -none 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for March 21" - Commissioner Gottlieb, L reported on the following: pathway discussion; and postcard response regarding under -grounding �r of utilities. Planning Commission Minutes April 11, 2002 Page 11 Approved 5/9/02 6.2 Planning Commission Representative for April 4ih, Commissioner Wong, provided brief overview. 6.3 Planning Commission Representative for April 18 — Commissioner Vitu 7. APPROVAL OF MINUTES 7.1 Approval of March 14, 2002 minutes PASSED BY CONSENSUS: To approve the March 14, 2002 minutes with a change to page 3 (should not . 8. REPORT FOR FAST TRACK SITE DEVELOPMENT MEETING -none 9. REPORT FOR THE SITE DEVELOPMENT MEETING. MARCH 19 APRIL 2 & 9. 2002. 9.1 LANDS OF PAN, 11481 Magdalena Avenue (15-02-ZP-SD): A request for a Site Development Permit for a landscape screening plan. Approved with conditions. 9.2 LANDS OF HARPOOTLIAN & PRICE, 26435 Anacapa Drive (187-01-ZP-SD- VAR): A request for a Site Development Permit for a deck, and a minor variance for a deck to encroach into the side setback. Approved with conditions. 9.3 LANDS OF CLEARY, 26410 Silent Hills Lane (43-02-ZP-VAR): A request for a Zoning Permit for a 5.5-6 foot high fence, and a variance to encroach into the required distance from the centerline of the road. Approved with conditions. 9.4 LANDS OF SHUM & TENG, 24028 Oak Knoll Circle (294-01-ZP-SD): A request for a Site Development Permit for a pond & decking, and landscape/hardscape improvements. Approved with conditions. 9.5 LANDS OF WEYL, 27900 Roble Blanco Court (281-01-ZP-SD-GD); A request for a Site Development Permit for a minor addition. Approved with conditions. 10. ADJOURNMENT The meeting was adjourned by consensus at 11:11 p.m. Respectfully submitted, 4 La Planning Secretary