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PC 11-12-91 · CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 Torre Avenue cupertino, CA. 95014 (408) 252-4505 MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON NOVEMBER 12, 1991 SALUTE TO THE FLAG: ROLL CALL: Commissioners Present: Chairman Mackenzie Vice Chairman Fazekas commissioner Mann Commissioner Mahoney commissioner Austin staff Present: Robert Cowan, Director of Community Development Ciddy Wordell, city Planner Michele Bjurman, Planner II Travice Whitten, Assistant city Engineer Cheryl Kershner, Deputy City Attorney steve Dowling, Director of Parks & Recreation APPROVAL OF MINUTES: SECOND: VOTE: Com. Mann moved to approve the minutes of October 28, 1991, as presented Com. Fazekas Passed 5-0 MOTION: WRITTEN COMMUNICATIONS: Carol Draco Sobrato Co., Housing needs analysis POSTPONEMENTS OR NEW AGENDA ITEMS: Item 4: Application ll-U-91 - Ruth Norman - withdrawn Item 5: APplication 6-TM-91 - Tuna pina Chang - Withdrawn ORAL COMMUNICATIONS: Mr. Chuck Jacobson, 8147 Park villa circle, requested the Planning commission take some action regarding trail easements. Mr. Jacobson read a statement from the Lorna Pierta Circurlar regarding this issue. He reiterated the requirements for trail easements and passed copies of the statement he read to the Commission. Chr. Mackenzie stated this issue cannot be. discussed at this hearing and suggested that Mr. Jacobson go directly to Councilmembers. He stated this should be discussed as part of the PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 2 General Plan hearings. Mr. steve Dowling, Director of Parks and Rec., stated this has been placed. on the Agenda for the next Parks and Recs. Commission meeting. Corn. Mann suggested placing this on the Planning commission agenda for discussion. There was a consensus of the Commission to place this on the agenda. CONSENT CALENDAR: - None PUBLIC HEARINGS: 1. APPLICATION 3-GPA-90 - CITY OF CUPERTINO: ADJOURNED PUBLIC HEARING to continue discussion of the General Plan, including goals and technical analysis. Chr. Mackenzie explained the format of the hearing. He noted OAKS have a video tape to be review and the Planning commissioners have reviewed the tape individually, therefore, it will not be shown at this hearing. staff Presentation: City Planner Wordell presented the staff report. She presented a land use map outlining the zoning districts. A map was shown of the vegetation and slope areas as well as the fault line. She stated the Parks and Recreation Commission have applied four definitions of opens space as found in state Law and recommend this property be kept as open space. sensi ti ve opens space areas were pointed out and Park & Recs. commission stated these should be preserved as open space. Ms. Wordell explained the land uses in the existing General Plan, which are low residential and institutional use. She reiterated options for the Planning commission to consider with regards to use of the land. If sensitive areas were honored and slope density applied to those areas not under constraint it would result in approximately 226 uni ts. She noted the applicant has provided a site plan which indicates over 300 units. Examples of density ranges was provided to the Commission as outlined in the staff report. She reiterated the development guidelines which would have to be created if development occurred on this property. wi th regards to access, Ms. Wordell stated a study was done approximately two years ago. The study was based on the existing access and two alternatives, these were explained. The study concluded that a second access is not necessary for traffic count reasons, but recommended if development occurs, a second access should be provided for emergency vehicles. P1ANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 3 City Planner Wordell highlighted the recommendations from the Parks & Recreation Commission: 1) retain as open space; 2) add policies relating to retaining water courses for protection of vegetation and wild life and also trail linkages; 3) Williamson Act be retained; 4) if all property cannot be retained as open space, sensitive open spaces areas as identified should be retained; 5) Neighborhood park dedication if development occurs; 6) should be a specific trail plan. She stated creating a specific plan would be more advantageous to the City. As parking problems already exist in this area, parking on roads should be considered. The public hearing was opened. Fr. Eugene Boyle, Diocese of San Jose reviewed the history of the land and why it is necessary for the land to be developed or at least to receive fair market price. He stated the land was bought for a seminary and for investment. He noted much of the land originally purchased by the church has been purchased for open space. He stated to continue to provide services and further development for the church there is a need to convert this property into working endowments. He stated the church would like to pursue the development which is consistent with the General Plan and sensitive to the residents of Cupertino. He noted the church will sell the property as open space if they receive a fair market price, and have been working with OAKS to obtain this. Fr. Boyle noted the church is not asking for special treatment, but want fair treatment. In response to Com. Mahoney's question, Fr. Boyle stated fair market price would be approximately $65 million. Mr. John Sobrato, Sobrato Development, presented slides to the commission explaining the development of the site as proposed last August. Mr. Sobrato stated they can work around the sensi ti ve areas identified by the Parks Commission, but not necessarily preclude all development. He stated all native trees will be preserved. with regards to the 500' wide corridor, as recommended by Parks Commission, this results in taking 22 acres of property. He noted the county require 100-150 feet for preservation of the riparian habitat along the corridor. He noted there are areas which estate type homes can be developed, thus preserving the natural vegetation. He stated the church is being singled out with regards to the scenic view from 280 frwy, development should not be precluded because of this. Mr. Sobrato noted he has talked to residential developers and presented a density sale price analysis to the Commission. He stated increased density would provide more affordable housing which would meet the requirement by state for more housing in PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 4 Cupertino. Barton Aschman & Assoc. were asked by the developer to look at the traffic impact if development occurred. Their report stated that the level service will stay at C without a connection to stevens Creek. He noted there is adequate access from st. Joseph's Avenue. Regarding the fiscal impact, Sedgway Associates provided a study, higher density results in a higher fiscal impact for the City. He stated if the Planning commission consider a higher level of density, the Church will dedicate 50-60 acres for permanent open space. Mr. Tony Guzzardo presented slides to commission showing land planning proposals in the Bay Area. These planning proposals preserved the natural vegetation. He showed planned developments of clustering with lots of open space and working around the trees. He talked about variety of housing available and in-fill projects. Ms. Diane Moreno Ikeda, FAIR, stated the Diocese of San Jose is willing to sell the property for open space at a fair market price. She noted the church will preserve open space if developed and feels the church have done their fair share in providing open space. She stated there should be fairness to the property owners. She noted if the Williamson Act is canceled it will hurt the need for housing in Cupertino. Ms. Kindel Blau, 23005 standing Oak ct., Chairperson, OAKS, stated several local experts are in attendance at this meeting to share their particular expertise regarding this property. She noted OAKS is not a fund rasing organization, but believe the funds will become available over time to purchase this property. She stated this is a regional issue. On behalf of OAKS, Ms. Blau requested the Planning commission to determine a hillside policy for the land use plan portion of the General Plan using the St. Joseph's property as a model. Mr. Anderson expressed concern regarding all development in California. He stated there is much development in the area as is, and stated that not all development is beneficial. He stated the quality of life needs to be addressed. Species are becoming more extinct as more development occurs. He stated a tree planted here and there does not constitute open space. It is very important to preserve the land and limit development. . Mr. VerI Clausen, 22680 weeping Oak st., stated Cupertino is a special City because of the foothills. He stated the open space from South San Fr~ncisco down to Cupertino have been dealt with in an extremely sensitive manner and this property should be treated the same way. He stated the Planning commission is being challenged to find a solution to provide the funds to keep the PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 5 property open space. He talked about the foothills and being irreplaceable if development is allowed. Mr. Dale Mead, 1009 Liberty Oak Lane, representing the Guadalupe Region of the Sierra Club, expressed concern regarding the Forum development noting this is part of the reason why so many people are concerned about this property. He also expressed concern regarding the 700 units proposed noting it will have the same impact on the area as the Forum. He talked about the fair market price. He stated continuous open space must be preserved for wildlife and vegetation. He urged the Planning commission to consider the Parks commission recommendations and also to consider a lower number of homes on the property. Mr. Grant Hoyt, 1625 Hazelaar Way, Los Altos, member of the Audubon society, noted he has made field trips to the property and there are many species of wildlife in the area. He stated he is distressed at the possibility of development as the Forum is a blight upon the landscape. He noted many people are disturbed about the encroachment into the foothills. He stated when the eco- system is disrupted, reproduction of wildlife becomes a concern. He feels it is time the City and the County adopt a policy to protect the greenbelt. He urged the Planning commission to keep this property free for open space. Ms. Gael Sullivan, 121 Amber Oak, Los Gatos, representing the Greenbelt Alliance, stated proposed development has a regional impact on the greenbelt. She stated this land is part of a contiguous open space area. She noted breaking up the open space piece by piece has an ecological impact on the entire area. She stated the regional infrastructure is also impacted. The open space adds value to the entire region and development will lessen the value. She stated open space will be a benefit to the public and development will not. Mr. Michael Rigney, 4316 Bayne Place, San Jose, stated he is a biologist and provided information on riparian areas he studied. Mr. Rigney explained the reasons why these areas are important to preserve. He stated the riparian eco-system provides habitat for wildlife and are very important for reproduction. He urged the Planning Commission to preserve the area as open space. Mr. Phil Zeitman, CURB, stated it is important to ~aintain the provisions of the Williamson Act as given the time funding will become available to purchase this property. He stated preserving open space is what the voters want. He stated the decision of the Planning Commission should be a model for all hillside use. In this model, restrictions on sUbdividing hillside acreage, an EIR, and designated regions which should be protected, should all be included in the model. PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 6 Ms. Jan Miller, 871 Partridge, expressed concern regarding development within 100 ft. of the creek, noting the wildlife habitat must be larger. She stated development along the 280 frwy is very discouraging. Regarding the proposed development, she noted the homeowners will have sense a of open space and not other people. Ms. Mavis Smith, 22734 Majestic Oak Way, OAKS, stated she is a docent at Deer Hollow Farm and has seen the wildlife at the park, but has seen less as more development occurs. She expressed concern regarding the wildlife habitat. She feels the land could be acquired with inter agencies cooperating. Mr. Melvin Caldwell, 10300 E. Estates, stated the people of the church need the proceeds of this property to continue services within the church. He stated homes are needed so people can live and work within the City. Ms. Mary Egan, 10188 Myer Pl., stated when this property was annexed into the City it was agreed that it would be developed as low density. She stated there is no valid reason for reducing the number of homes. She stated the church has paid property tax on this land for 65 years and should be treated fairly. Higher density is needed to provide affordable housing in the city. Mr. Jerry Keating, 10370 Lindsay Ave., stated he is in favor of the Diocese of San Jose receiving a fair price for their property. He stated the Department of Fish & Game stated there are no known endangered species on the seminary property. He expressed concern about fair treatment to private property owners. Mr. Daniel Dîshno, 15424 Chelsea Dr., San Jose, representing Greenbelt Coalition, stated this is a regional issues and presented suggestions from the Coalition: 1) Compact, transit oriented, in- fill housing; 2) increased affordable housing; 3) redevelopment of central downtown Cupertino. Do not promote housing which cater to a few and also do not promote expensive development that subdivides the greenbelt. Personally, Mr. Dishno stated the intent of the land was for a seminary. Mr. Steven Haze, 22681 San Juan Rd., stated he is at this hearing as a former candidate for city Council and as a resident. He stated the existing General Plan requires the City to actively pursue the acquisition of the property and preserve it as open space. He stated the zoning should remain .as is. Mr. Haze explained Assembly Bill 72 regarding this issue and funds. He stated this is a regional problem and should be addressed as such. Mr. Bob shelby, 23300 Via Esplendor, stated he lives at the Forum and there is extensive tree planting going on. He noted he is astonished at the amount of landscaping that is required and noted PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 7 there is a need for contiguous open space. He urged the Commission to spare the riparian corridor and open space for linkages. Ms. Linda Mirch, 1363 Wolfe Road, Sunnyvale, stated that the Catholic church is a representative of a body of people with diverse opinion. She feels this property needs to remain as open space. Ms. Karen Kessel, 10404 Melissa ct., stated increased density is not a benefit to anyone. She stated that development is disruptive to the open space and noted there should be no compromise. She stated the value of existing homes in the area will increase if the property is left open space. Ms. Ruth Tretschler, 184 Lockhart Lane, Los Altos, representing Audubon Society, stated $400,000 is not affordable housing. She stated Rancho San Antonio Park and the Regional open Space District need more space as they attract many. She noted the area contains two riparian oak area and these are threatened sPecies in this area. She expressed concern regarding the loss of vegetation due to development. She noted with development, comes planting of exotic trees and these endanger other trees. She stated the Planning Commission have a choice, either zone land for luxury homes or comply with the Williamson Act. Ms. Deborah Jamison, 21346 Rumford Dr., noted she has been researching endangered species and there are some species of special concern on this property. She explained what species of special concern are. She noted every riparian corridor is different, therefore, setbacks are different. She stated residents need to be protected from flood plain and also the creek needs to be protected from urban run off. She stated there is a need to preserve a buffer for the eco-system that exists and contiguous habitat needs to be preserved. Ms. Nadine Grant, 10463 Heney ct., stated she is representing 38 homeowners in her neighborhood. She read a letter from Beth Gaydos which expressed concern regarding the development and less open space. She also expressed concern regarding the preservation of Oak trees. Ms. Grant stated that the residents in the neighborhood are concerned about the increase in traffic with development and questioned the Barton Aschman & Assoc. study when the Post Office is opened. She feels another study shouid be done. She urged the Planning commission to give time for organizations to come up with the funding to purchase this property. Mr. Robert McKibbin, 10101 Las Ondas ct., supports the OAKS position. He stated a fair market price is based on the zoning and the outcome of the Williamson Act. He stated it is hard to screen PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 8 this area from development. He requested maintaining the lowest zone possible and suggested no change to the Williamson Act. He supports the Parks commission's recommendations. Mr. Thomas Bornheimer, 22044 Wallace Dr., stated the church needs money and the development is one solution. He noted private purchase should be considered. Mr. Bornheimer stated that 700 units is not realistic and no matter what the density is it will not be affordable housing. He suggested the Planning Commission study different avenues available. Ms. Marie Slodki, 7515 Kirwin Ln., stated if all the open space is preserved for future generations, where will the future generation live. She stated the church needs the funds of this development to provide services and should be allowed to develop this property and receive fair market price. Mr. W. L. Finch, 5047 Beza Dr., stated he is familiar with the church's needs. He stated there has been no data presented for the need for open space, but the developer has presented data. He urged the Planning Commission to allow the sale to take place. Ms. Dobbie Roisen, 514 Inverness Way, Sunnyvale, expressed concern about maintaining wildlife in the area. She spoke in favor of clustering, but expressed concern about safety with regards to fire safety. Ms. Georgia Stigall, 824 Parnell, Sunnyvale, stated she is representing animals and other natural values. She supports comments made regarding eco-systems. Ms. stigall stated that when development occurs, swimming pools, exotic plants, domestic pets will all be introduced to the area and are all a hinderance to the wildlife. She expressed concern regarding the wildlife going onto private property, causing danger for both animals and residents. She stated developing parks in residential areas is not part of the eco-system. She stated the church do have the right to sell the property. In response to Com. Austin's question Mr. Dowling stated the recommendation is 250 ft. on each side of the corridor and noted an EIR is needed to determine how much is needed. Com. Mahoney stated he feels that he has enough information to deal with. He stated the issue is open space vs. housing, once this is decided the work can go ahead. Com. Mann stated they are deciding what goes into the General Plan and the impact. She feels they have enough information to decide without being specific. PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 9 Com. Austin stated they need guidelines for hillside areas. She expressed concern regarding buildings on ridge lines, but has enough information at this time to go ahead. Com. Fazekas stated he has enough information at this time to go to a workshop. He requested full size area maps, topographical maps and the view shed from freeway and the adjacent site. He also requested more analysis as to what wildlife exists in this area. Com. Mahoney requested information as to how the price was determined for previous land sales in the area. Chr. Mackenzie suggested discussing the general land use planning and requested information on the view shed from the city. He stated he is interested in the land slope analysis chart and how many acres are in ,each of these categories. Chr. Mackenzie stated this hearing will be continued to a workshop with a one minute time limit for each member of the public for their input. MOTION: Com. Mann moved to continue this item to November 18, 1991 at 7:30 p.m. Com. Fazekas Passed 5-0 SECOND: VOTE: 2. Application No(s): Applicant: Property Owner: project Location: 8-U-90 (Revised) Hillview Bible Church Same 1160 S. stelling Road USE PERMIT modification to add an exterior stairway and architectural changes. staff Presentation: Planner Bjurman presented the staff report. She noted the applicant had received approval last year. As a result of modifications made by the applicant, as required by the Uniform Building Code, the applicant is now seeking approval. Architectural modifications include the outside stairwell, staff recommend this be internally placed. She ~oted staff is concerned about the materials used for the stairwell and the landscaping removed. The second modification was the addition of a parapet. Staff requires compatibility of roof materials and colors between the two existing buildings and the proposed building. Staff recommend denial. In response to Com. Austin's question, Ms. Bjurman stated the uniform Building Code requires the outside stairwell. She stated ASAC reviewed this and are concerned about the material used and the inadequacy of room for the tree under the stairwell. PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 10 Apnlicant Presentation: Mr. Kurt Useldinger, Architect, stated this has been a two year planning approval project. He stated the uniform building Code resulted in the parapet and the second stairwell. He stated they will change the roof to comply with ASAC. He stated the material used for the stairway is standard for schools. Landscaping has been added from the original proposal. In response to Com. Austin's question, Mr. Useldinger stated there are only small groups of students. In response to Com. Mahoney's question, Mr. Useldinger stated the parapet is placed where the buildings corne together as requested by the Fire Department to provide fire resistance. He noted the braces on the roof are not necessary. In response to Chr. Mackenzie's question, Mr. Useldinger stated the material used for the parapet is the same as the other buildings. Com. Mahoney questioned what staff had as an alternate to the parapet. Ms. Bjurman stated according to the Building Department, depending upon the type of parapet, with a 30" parapet the roofing equipment was not needed. If this is approved staff suggest a color which would match the existing buildings. The pUblic hearing was opened. Mr. Patterson, 13819 Via Alto ct., Saratoga, stated this building is not in view and the appearance will make no difference. He stated this is becoming a financial hardship. They ar¿~willing to change the colors and materials as suggested. He stated the stairwell inside becomes a burden. Ms. Anna Black, 2118 Gardena Dr., stated she owns the property behind this building and with the second story she will lose privacy. She stated Hillview Bible is listed as a church and not a school. She expressed concern about the need for more parking and the overflow onto neighborhood streets. Mr. Useldinger stated that Hillview is a~ church. tree is part of the modification. He stated the In response to Com. Austin's concern regarding parking, Ms. Bjurman stated the parking issue has been resolved. Com. Mahoney stated he would support the application at this time, but the color of the roof should be changed. Com. Fazekas stated he would support staff's recommendations and feels this is not an improvement from the last proposal. PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 11 Com. Austin stated she will support the applicant, but the color of the roof should be changed. Chr. Mackenzie stated he is in favor of approving the application at this time. He stated the slope roof should match the existing building with a dark non-reflective roofing material. The outside stairwell is acceptable. MOTION: SECOND: Com. Mahoney moved to recommend approval for application 8-U-90 subject to the findings and subconclusions of the hearing with the following modifications: roof material to be dark in color. Corn. Austin Com. Mahoney withdrew his motion. MOTION: SECOND: VOTE: NOES: Com. Mahoney moved to recommend approval for application 8-U-90 subject to the findings and subconclusions of the hearing with the following modifications: delete Condo 3; modify Condo 4 to read " the roofing element shall be dark non-reflective material; delete Condo 5. Com. Austin Passed 3-2 Com. Fazekas, Com. Mann Application NO(S): Applicant: property Owner: project Location: 3. 10-U-91 and 15-EA-91 Holiday Cleaners of America TCW Realty Fund III Holding Co. Stevens Creek Blvd.jPortal Avenue USE PERMIT for an on-premises laundry and dry cleaning business staff Presentation: Planner Bjurman presented the staff report noting the application is consistent with the General Plan designation and the zoning designation. She stated the proposed use does not intensify the parking, there is an existing parking deficit which staff is not concerned about. Mr. Bjurman reviewed the Hazardous Material Review Process by the Bay Area Air Quality Management District and Central Fire Protection District. She noted a state license is required for hazardous material transportation. Ms. Bjurman noted that. a condition prohibits deliveries to the rear or rear door opening during working hours, to cut down on noise impact. In response to Com. Mann's question, Ms. Bjurman stated they are only proposing retail cleaning at this time, but may want wholesale cleaning in the future. Apulicant Presentation: Ms. Elizabeth Coyne ¡. ·TCW Realty Advisors, stated she will answer any questions the Commissioner may have. She presented a petition from the merchants in Market Place in PLANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 12 support of the cleaners. She also presented photographs of a Holiday Cleaners operating in San Francisco. The pUblic hearing was opened. Ms. Virginia Tamblyn, 19721 Bixby Dr., gave the history of the development of Market Place. She expressed concern regarding noise in the center and stated she does not want this type of business behind her home. She stated the shopping center is quiet and should be kept that way. She also expressed concern regarding the chemicals used. Mr. Ron Berman, Bixby Dr., expressed concern about the toxic chemicals used and hours of operation. He stated there is no need for a dry cleaners in the immediate neighborhood. Mr. Berman presented photos to the Commission of the shopping center. He expressed concern regarding security, noting the gates in the rear are not kept locked as they should be. He expressed concern regarding trash and a fire hazard in the rear. He requested that the Planning commission address existing problems with Market Place before putting in another business. Ms. Nancy Burnett, 729 Stendhal Ln., representing CURB noted the primary concern is protecting the neighborhoods and the quality of life. She noted CURB supports the neighborhood on Bixby. She noted there is concern about the chemicals used and also concerned abut the value of their homes. Ms. Sherry starling, Registered Environmentalist, stated that a closed system is used in this dry cleaners, she explained this system. She stated the business must meet all conditions of State Law. The BAAQM inspect the premises quarterly for air quality. She stated the equipment which will be used is very safe and not a detriment to the neighborhood. She stated dry cleaners are also regulated by Cal-OSHA for workers exposure. They are also regulated by the Central Fire District and the Health Department. Mr. Jerry Klosik, Holiday Cleaners of America, stated the San Jose Mercury News is referring to the old systems used for dry cleaning. He stated the equipment has been upgraded and there is no odor leaking out and also there is not a noise· factor. Chr. Mackenzie closed the public hearing. Com. Mann expressed concern about this business being close to residential homes. She stated if approved a condition should be added to prohibit wholesale cleaning. Com. Mahoney stated all concerns have been addressed and would support the application. PtANNING COMMISSION MINUTES Regular Meeting of November 12, 1991 Page 13 Com. Fazekas stated the hazardous material emissions have been addressed. He concurred with Com. Mann, on-site cleaning only. Com. Austin expressed concern regarding the neighborhoods, but feels the applicant has addressed all the concerns. Chr. Mackenzie stated the cleaners is too close to homes and would vote against it at this time. He suggested restricting it to retail trade only. He expressed concern about the reserved parking in the center and feels all parking should be held in common. He stated the reserved parking contributes to the deficit in parking. Com. Mann noted she is also concerned about noise. Chr. Mackenzie noted there is a condition which addresses noise. MOTION: SECOND: VOTE: NOES: MOTION: SECOND: VOTE: NOES: Com. Mahoney moved to recommend a Negative Declaration Com. Fazekas Passed 4-1 Com. Mann Com. Mahoney moved to recommend approval of application 10-U-90 subject to findings and subconclusions of the hearing with the following modifications: Condo 5 modified to reflect no reserved parking for any tenant in the center; dry cleaning to be retail only and if the applicant wishes to provide wholesale cleaning it should be reviewed by the planning commission. Com. Fazekas Passed 3-2 Chr. Mackenzie, Com. Mann NEW BUSINESS: Discussion on cancellation of December 23, 1991 planning Commission Meeting. It was agreed by acclamation to cancel the December 23, 1991 Planning commission Meeting. REPORT OF THE PLANNING COMMISSION: - None