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PC Summary 08-13-2013 City of Cupertino 10300 Torre Avenue Cupertino,CA 95014 (408) 777-3308 C U P E RT�N O FAX (408) 777-3333 Community Development Department To: Mayor and City Council Members From: Aarti Shrivastava, Community Development Director Date: August 14, 2013 Subj: REPORT OF PLANNING COMMISSION DECISIONS MADE August 13, 2013 Chapter 19.32 of the Cupertino Municipal code provides for appeal of decisions made by the Planning Commission 1. A�plication U-2013-07,David Perng (Organization of Special Needs Families), 21685 Granada Ave Use Permit to convert a two-story office building into child care use Action 'I'he Planning Commission approved the application on a 4-0-1 vote. Enclosures: Planning Commission Report August 13, 2013 Planning Commission Resolution(s) 6721 Approved Plan Set g:planning/Post Hearing/summary to cc081313 COMMUNITY DEVELOPMENT DEPARTMENT CITY HALL 10300 TORRE AVENUE • CUPERTINO,CA 95014-3255 (408)777-3308 • FAX(408)777-3333 CUPERTINO PLANNING COMMISSION STAFF REPORT r Agenda Itern No. � Agenda Date:August 13, 2013 Applications: U-2013-07 Applicant: David Perng(Organization of Special Needs Families) Location: 21685 Granada Avenue (APN 357-17-031 and 357-17-032) APPLICATION SUMMARY: Conditional Use Permit(U-2013-07) to convert a two-story office building into child care use. RECOMMENDATION: Staff recommends that the Planning Commission approve the Conditional Use Permit in accordance with the draft resolution(Attachment 1). PROJECT DATA: General Plan Designation Neighborhood Commercial/Residential (Monta Vista Special Center) Zoning Designation Planned Neighborhood Commercial, Light Industrial, and Residential with 4-12 DU/Ac [P (CN, ML, Res 4-12)] Design Guidelines Monta Vista Design Guidelines Lot Size 6,000 sq. ft. (0.14 acres) Existing building area (no change) 2,091 sq. ft. Existing building height(no change) 24 ft., 2 in. Required auto parking 2 stalls(1/6.5 children) Proposed auto parking 3 stalls [(2 onsite, 1 on-street(see GP Policy 2-24)] Proposed number of children 13 Proposed number of staff 2 Proposed hours of operation After-school program: 2:OOp-6:30p, M-F Group program: 1:OOp-4:OOp, Sat � Summer day camp: 9:OOa-3:OOp, 4 weeks in Summer Project Consistency With: General Plan Yes Zoning Yes Environmental assessment Categorically Exempt BACKGROUND: Application Request U-2013-07 OSF Child Care Center August 13,2013 The applicant, David Perng, representing the Organization of Special Needs Families (OSF) is requesting a Conditional Use Permit to convert an existing two-story office building into a child care center. The request does not involve significant exterior modifications to the building. OSF was previously located in the St. Jude's Church at 20920 McClellan Road since 2001 with a maximum capacity of 30 children. The General Commercial (CG) Ordinance requires a Conditional Use Permit at the Planning Commission level for child care centers. The City's Zoning Ordinance defines child care centers as facilities licensed by the state to provide non-medical care to children on less than a 24-hour basis. Existing Site and Surroundings The project site is located within the Monta Vista neighborhood on the north side of Granada Avenue between Pasadena and Imperial Avenues. The site was originally developed with a single-family residence built under the jurisdiction of Santa Clara County and annexed into the City in 1980. In 1985, the residence was approved by the City to be converted to a two-story office use (U-1985-17). To the north of the project site are mixed office-residential and industrial-residential uses; to the south and across Granada Avenue are mixed office-residential uses; to the west is a mixed commercial- residential use; and to the east are industrial and residential uses. 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RES�ENTIA �r� � �, ��. m � � :��.�� :� � .� . � � � � ,�� ,ac �',� ;"'cF+� �,�— ��,�.. �.. �; .•� � .�.. �' �::t�r"i-`.� •- -p .`�a..r.�...,....r...l�� g�w�lM+ .�c�'�'aa�. C�f� a�M� .. . �e ,4,y� ""w�� 1 � �� e'�t!� �s,. r �'ti./1M'r.r+�r, 'e� �?�,',�'". °�w d?*.�'^ ''� ��E51DE1�1'�AL _ ., <' �'�� "� _`: �.� �..�.�_. , . . _ __. ;°��9t INDUSTRtAI , � n . . _�� ..,,_ � � �..... .r�'� , ,�: �" . . `' �,u��ll�n,> "l 1�,6'�'�.� �.��5}qENT�At ` ��, � ,�� =R�S[D�N�A�•�� ' � ,��«� ��°"� �x� �,• a �.�'�. ix#� � ^t '�. ��,� �� '�' ' � ��r-- , . � ,:, t,�,� � � �M y : 'e-:_ � `�• .�...., Mw1`. . � i.... T` i �...�m.�wr� * �� ( � � +��* h ��. � ^.�.. �`` ��4�� ,„P't°; �4 I �x -- k. l/1�� }• - Site Aerial DISCUSSION: Use Permit U-2013-07 OSF Child Care Center August 13,2013 To approve an application for a conditional use permit, the Commission must make the following findings: 1. The proposed development and/or use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; 2. The proposed development and/or use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan, underlying zoning regulations, and the purpose of this title and complies with the California Environmental Quality Act(CEQA). The draft resolution (Attachment 1) explains the facts supporting the findings required for this application. The discussion below provides a discussion of the issues related to the findings. Operational Information OSF provides the following information about their operations (Attachment 2): No. of students: 13 (ages 5-22 years old-special needs) Child care staff: 2 Office hours: 9:OOam to 2:OOpm, Monday through Friday Program After School Integrated Social Group Summer Day Camp Enrichment Program and Enrichment Pro ram Hours/days of operation 2:OOpm to 6:30pm, M-F 1:OOpm to 4:OOpm, Sat. 9:OOam to 3:OOpm, 4 weeks in Summer Parking The City's Parking Ordinance requires two onsite parking spaces (1 space per 6.5 children) based on the proposed number of children at the facility. The applicant proposes to improve the rear parking lot to provide the code-required parking spaces and turning aisle widths with wheel stop and walkway improvements for safety purposes. All new onsite spaces meet City and ADA requirements. There are also two parallel on-street parking spaces in front of the building along Granada Avenue. The site is located within an area identified by the General Plan (Policy 2-24) where property owners can obtain credit for on-street parking spaces. Pick-Up and Drop-Off Given the limited parking area onsite, the applicant is requesting to use a surplus on-street parking stall directly in front of the building as the designated pick-up and drop-off area. The City's Traffic Engineer has approved the concept and will work with the applicant during the building permit stage on the details including signage and curb markings. Drop-off times are scheduled from 2pm-3pm and pick-up times are scheduled from 4:30-6:30pm. Children will be dropped off by school bus for the After School Enrichment Program and by parents for the Integrated Social Group and Enrichment Program. Parents will pick up children at off-site camp sites during Summer Day Camp. Site Improvements As part of this application, the applicant is proposing to install the following site improvements: U-2013-07 OSF Child Care Center Au�ust 13,2013 • New ADA ramp connecting the public sidewalk to the building entrance • Re-oriented,ADA-accessible parking lot with associated walkways, landscaping buffers, and lighting • Screening landscaping • Front yard picket fencing The site improvements are consistent with the City's Parking Ordinance and Monta Vista Design Guidelines. Outdoor Play Area State law requires that child care centers provide outdoor play areas for children. The applicant intends to meet the State requirement by providing approximately 644 square feet of play area behind and to the side of the child care facility. The locations would enable the children to use the play area without having to cross the driveway or parking lot. The play area would be setback approximately 40 feet from the mixed commercial-residential building to the west, 20 feet from the mixed office-residential building to the north, and 45 feet from the industrial buildings to the east. The proposed rear play area consists of: • Brick flatwork • Tables, chairs, and benches • 4-foot high picket fence Noise Considerations Potentially noisy activities associated with the project are in the outdoor play area behind the building. There are four play times per day scheduled at the top of every hour during 3:OOpm to 6:30pm. There will be two groups of 6-7 children out at 30 minutes a time. Given the presence of the existing eight(8) foot tall wood fence and the limited outdoor activities, the project is not anticipated to generate significant noise impacts. Potential noise impacts from indoors are anticipated to be negligible due to the noise attenuation by the walls and windows of the building. A condition of approval requires the property owner to implement noise attenuation measures if there are documented ordinance violations in the future. Past Use Permit Requirements The previous use permit for the site (U-1985-17) required lot mergers and reciprocal ingress/egress easements with adjoining lots as specified in the Monta Vista Design Guidelines. These requirements were never completed and the current applicant will be required to record the merger and easements prior to final occupancy of the project. OTHER DEPARTMENT/AGENCY REVIEW The City's Public Works Department; Building Division; the Santa Clara County Fire Department; Cupertino Sanitary District; Recology; and the State CCLD reviewed the request and have no objections to the project. Their pre-hearing comments have been incorparated as conditions of approval in the draft resolutions. ENVIRONMENTAL ASSESSMENT The use permit is categorically exempt from the California Environmental Quality Act (CEQA) per section 15303 (Conversion of Small Structures) of the CEQA Guidelines because it relates to the U-2013-07 OSF Child Care Center August 13,2013 conversion of an existing small structure (not exceeding 2,500 square feet) from one use to another where only minor modifications are made to exterior of the structure. PERMIT STREAMLINING ACT This project is subject to the Permit Streamlining Act (Government Code Section 65920 — 65964). The City has complied with the deadlines found in the Permit Streamlining Act. Project received:June 26, 2013 Deemed incomplete:July 19, 2013 Deemed complete:July 24, 2013 Since this project is Categorically Exempt, the City has 60 days (until September 24, 2013) to make a decision on the project The Planning Commissiori s decision on this project is final unless appealed within 14 calendar days of the decision. PUBLIC NOTICING &OUTREACH The followin table is a brief summar of the noticin done for this ro'ect: Notice of Public Hearin ,Site Notice&Le al Ad A enda ■ Site Signage ■ Posted on the City's official notice (14 days prior to the hearing) bulletin board (one week prior to the ■ Legal ad placed in newspaper hearing) (at least 10 days prior to the hearing) ■ Posted on the City of Cupertino's Web ■ 53 notices mailed to property owners within site (one week prior to the hearing) 300 feet of the project site (10 dai s rior to the hearin ) CONCLUSION Staff recommends approval of the conditional use permit for child care since it is not anticipated to have significant impacts to the neighborhood. Additionally, all of the findings for approval of the proposed project, consistent with Chapter 19.156 and 19.60 of the Cupertino Municipal Code, may be made. Prepared by: George Schroeder, Associate Planner Reviewed by: Approved by: /s/Gary Chao /s/Aarti Shrivastava Gary Chao Aarti Shrivastava City Planner Community Development Director ATTACHMENTS: 1 -Draft Resolution 2-OSF Business Plan 3- Plan set U-2013-07 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6721 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A CONDITIONAL USE PERMIT TO CONVERT A TWO-STORY OFFICE BUILDING INTO A CHILD CARE USE LOCATED AT 21685 GRANADA AVENUE SECTION I: PROJECT DESCRIPTION &RECITALS Application No.: U-2013-07 Applicant: David Perng (Organization of Special Needs Families) Property Owner: Hua Tian Location: 21685 Granada Avenue (APN 357-17-031, 357-17-032) Subject: Conditional Use Permit to allow a child care center. WHEREAS, the Planning Commission of the City of Cupertino received an application for a Conditional Use Permit as described in Section I. of this Resolution; and WHEREAS, the necessary public notices have been given as required by the Procedural Ordinance of the City of Cupertino, and the Planning Commission held a public hearing on August 13, 2013 in regard to the application; and NOW, THEREFORE, BE IT RESOLVED: After careful consideration of the, maps, facts, exhibits, testimony and other evidence submitted in this matter,the Planning Commission hereby approves Application no. U-2013-07 based upon the findings described in section II of this resolution, the public hearing record and the Minutes of Planning Commission Meeting of August 13, 2013, and subject to the conditions specified in section III of this resolution. SECTION II: FINDINGS 1. The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; The child care center will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience because it will be located within a mixed use light industrial, neighborhood commercial, and residential district, which includes a variety of different land uses. The City has approved other child care centers in the neighborhood and has no recorded history of complaints associated with parking, pick-up and drop-off, noise, and other operational fssues. Resolution No.6721 U-2013-07 August 13,2013 2. The proposed use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan, underlying zoning regulations, the purpose of the City's zoning ordinances, and complies with the California Environmental Quality Act(CEQA). The proposed child care center is consistent with and will be conducted in a manner in accord with the General Plan, zoning ordinance, and CEQA. For example, the project will be required to allow connections with adjoining sites (GP Policy 2-2 and 2-24) and provide a safe parking lot (GP Policy 4-1). The conditions of approval contained in this resolution further reduce the likelihood of adverse impacts to surrounding properties. SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT. Planning Division: 1. APPROVED EXHIBITS Approval is based on the plan set received July 24, 2013 consisting of two sheets labeled A-1 and A- 2, entitled, "Organization of Special need Family (sic), 21685 Granada Ave, Cupertino, CA 95014," drawn by Professional Design; and the business plan received July 24, 2013 consisting of six pages entitled, "Organization of Special Needs Families," except as may be amended by conditions in this resolution. 2. ACCURACY OF PROJECT PLANS The applicant/property owner is responsible to verify all pertinent property data including but not limited to property boundary locations, building setbacks, property size, building square footage, any relevant easements and/or construction records. Any misrepresentation of any property data may invalidate this approval and may require additional review. 3. ANNOTATION OF THE CONDITIONS OF APPROVAL The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans. 4. BUILDING PERMITS The applicant shall consult with the City Building Division to obtain the necessary building permits for the conversion to child care use. This use permit shall be considered null and void and of no effect if a building permit is not filed and accepted by the City (fees paid and control number issued) within the expiration date specified in the municipal code. In the event that a building permit expires for any reason, the use permit shall be null and void. 5. BUSINESS LICENSE Prior to final occu�ancv, the business owner shall obtain a City of Cupertino business license. 6. PREVIOUS CONDITIONS OF APPROVAL The following previous conditions of approval for the project site shall remain in effect: Z-1980-40 • All conditions U-1985-17 • Conditions #18, 19, 20, 25, and 26 Resolution No.6721 U-2013-07 August 13,2013 7. USE APPROVAL Approval is granted for a child care facility with 13 total enrolled children and 2 staff persons onsite at any given time. Any changes in the operation parameters outside of this approval must be reviewed and approved by the City. Planning Staff has the ability to approve minor modifications to the business plan as long as the changes are consistent with any applicable Building and/or Fire Codes (including but not limited to accessibility, fire safety, and building occupancy and other appropriate agencies) and City parking requirements. 8. TOTAL AVAILABLE PARKING There shall be a minimum of two available parking stalls onsite. One additional on-street stall directly in front of the site may be used for the sole purpose as a pick-up and drop-off zone during peak hour times unless revoked by the City Engineer. If this occurs, the applicant shall work with the City to review alternate locations. Any proposed intensification of the approved uses shown on the development plans (i.e. increases in approved child or staff counts) will require City review and approval and potential additional studies at the applicant's expense. 9. FINAL PICK-UP AND DROP-OFF PLAN In order to ensure the safety of children and vehicle movements during the pick-up and drop-off periods of the day care, the applicant shall submit a final children pick-up and drop-off plan to the City for review and approval prior to the release of final occu�ancy. Such plan shall delineate general pedestrian/vehicular safety guidelines for parents, appropriate directional signs/parking lot striping (as needed) and parking lot safety measures to include a traffic safety conductor be present in the parking lot to monitor and direct all vehicular activities during pick up and drop off times. In the event that the pick-up and drop-off schedule changes, the applicant must submit a revised plan to the City for approval. 10. LOT MERGERS Prior to final occu�ancv, the property owner shall obtain necessary approvals with the City and County to merge the two existing onsite parcels (APNs 357-17-032 and 357-17-031) into one parcel. 11. INGRESS/EGRESS EASEMENT The applicant shall record an appropriate deed restriction and covenant running with the land, subject to approval of the City Attorney, for all parcels that border this property. The deed restriction shall provide for necessary pedestrian and vehicular reciprocal ingress and egress easement to and from the affected parcels. The easements shall be recorded �rior to issuance of final occu�anc�. 12. NOISE CONTROL The outdoor play area schedule shall be limited as indicated in the Business Plan. Noise levels shall not exceed those as listed in Community Noise Control Ordinance, Cupertino Municipal Code chapter 10.48. If there are documented violations of the Community Noise Control Ordinance, the Director of Community Development or Noise Control Officer has the discretion to require noise attenuation measures to comply with the ordinance. Resolution No.6721 U-2013-07 August 13,2013 13. TREE PROTECTION The existing trees to remain shall be protected during construction per the City's Protected Tree Ordinance (Chapter 14.18 of the municipal code). The City's standard tree protection measures shall be listed on the plans, and protective fencing shall be installed around the trees to remain ri� or to issuance of buildin��ermits. A report ascertaining the good health of these trees shall be provided �rior to issuance of final occu�ancv. 14. FINAL LANDSCAPE PLAN Prior to issuance of buildin��ermits, the applicant shall submit a final landscaping plan in conformance with the City's Landscape Ordinance (Chapter 14.15). If the landscaping area (defined by section 14.15.030) is greater than 2,500 square feet, then a full landscape project submittal per section 14.15.040 is required prior to issuance of buildin�,�ermits. a. Screening landscaping shall be considered along the outdoor play area and parking spaces. b. A six inch continuous flat curb is required for the landscape buffer. 15. FINAL FRONTAGE DETAILS The final street frontage details, including, but not limited to pick-up and drop off area, fencing and gate, landscaping and street furniture shall be subject to review and approval by the Director of Community Development in consultation with the Director of Public Works prior to buildin�permit issuance. 16. FINAL FENCING DESIGN The final play area fencing design shall be subject to the approval of the Community Development Director prior to issuance of building permits. 17. FINAL LIGHTING PLAN All new lighting must conform to the standards in the Parking Ordinance (Chapter 19.124) and General Commercial Ordinance (Chapter 19.60), and the final lighting plan (including a detailed photometric plan) shall be reviewed and approved by the Community Development Director vrior to buildin� permit issuance. Prior to final occu�ancv, a licensed lighting consultant shall confirm that the lighting is in compliance with the City's standards. 18. SIGNS Signage is not approved with this use permit application. Signage shall conform to the City Sign Code. 19. ROOFTOP EQUIPMENT SCREENING All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. A line of sight plan may be required to demonstrate that the equipment will not be visible from any public right-of-way. The location of the equipment and necessary screening shall be reviewed and approved by the Director of Community Development �rior to issuance of buildin��ermits. 20. TRANSFORMERS Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and Resolution No.6721 U-2013-07 August 13,2013 the Community Development Department prior to installation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development Department. 21. UTILITY STRUCTURE PLAN Prior to issuance of building �ermits, the applicant shall work with staff to provide a detailed utility plan to demonstrate screening or undergrounding of all new utlity structures [including, but not limited to backflow preventers (BFP), fire department connections (FDC), post-indicator valves (PIV), and gas meters] to the satisfaction of the Director of Community Development, Public Works, Fire Department, and applicable utility agencies. 22. CONSTRUCTION MANAGEMENT PLAN A construction management plan shall be prepared by the applicant and approved by staff prior to issuance of building permits. 23. RECYCLING OF DEMOLISHED BUILDING MATERIALS All demolished building materials shall be recycled to the maximum extent possible. 24. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. 25. REVOCATION OF USE PERMIT The Director may initiate proceedings for revocation of the Use Permit in any case where, in the judgment of the Director, substantial evidence indicates that the conditions of the conditional use permit have not been implemented, or where the permit is being conducted in a manner detrimental to the public health, safety, and welfare, in accord with the requirements of the municipal code. 26. EXPIRATION If the use for which this conditional use permit is granted and utilized has ceased or has been suspended for one year or more, this permit shall be deemed expired and a new use permit application must be applied for and obtained. 27. INDEMNIFICATION To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. 28. NOTICE OF FEES DEDICATIONS RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section Resolution No.6721 U-2013-07 August 13,2013 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a),has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020,you will be legally barred from later challenging such exactions. Building Division: 29. ACCESSIBILITY UPGRADES Since there is a request for a change of use, building accessibility upgrades are required to bring the site and building into full compliance with the 2010 California Building Code. 30. BUILDING OCCUPANCY The change of use to a child care use requires that the building be converted to an "E" occupancy. 31. CODE REFERENCE The codes that apply to this approval are the 2010 California Building Code, California Mechanical Code, California Plumbing Code, California Fire Code, and the California Electrical code. SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT 1. TRASH FACILITIES Per Public Works Department requirements, the property owner must ensure that all lids for trash, recycling, and yard waste bins remain closed when material is not being deposited into them. Bins are not to be overfilled, material is not permitted to be stockpiled alongside bins and the area in and around the bins shall be kept clean at all times. A yard waste bin is required at the property for food waste and organics. Lack of compliance with the City's litter control measures will result in a notice of violation and a fine. 2. PICK-UP/DROP-OFF ZONE A one-car pick-up and drop-off zone will be permitted along the property frontage. The drop-off zone may be revoked at the discretion of the City Engineer. The zone will be time limited to coincide with the period of heaviest drop-off traffic to the property. The applicant shall work with the Public Works Department to establish acceptable times. SECTION V: CONDITIONS ADMINISTERED BY THE SANTA CLARA COUNTY FIRE DEPARTMENT 1. LICENSING This facility will be required to obtain licenses from the State of California Departme nt of Social Services Community Care Licensing Division. T'he County Fire Department will review the facilitiy and report back to CCLD with their findings. Resolution No.6721 U-2013-07 August 13,2013 SECTION VI: CEQA REVIEW The conditional use permit is categorically exempt from the California Environmental Quality Act (CEQA) per section 15303 (Conversion of Small Structures) of the CEQA Guidelines because it relates to the conversion of an existing small structure (not exceeding 2,500 square feet) from one use to another where only minor modifications are made to exterior of the structure. PASSED AND ADOPTED this 13th day of August, 2013, Regular Meeting of the Planning Commission of the City of Cupertino, State of Califomia,by the following roll call vote: AYES: COMMISSIONERS: Chair Sun, Gong,Takahashi, Lee NOES: COMMISSIONEIZS:none ABSTAIN: COMMISSIONERS:none ABSENT: COMMISSIONERS: Vice Chair Brophy ATTEST: APPROVED: /s/Gar�Chao /s/Don Sun Gary Chao Don Sun City Planner Chair, Planning Commission G:\Planning\PDREPORT\RES\2013\U-2013-07 res.doc � ; O � � � D � 0 ; O O 0 o p o d � � � ��A�NE1M 4' H. RWD. 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