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PC 11-08-76 " CITY OF CUPERTINO. STATE OF CALIFORNIA 10300 Torre Avenue, Cupertino, California 95014 Telephone: 252-4505 PC-241 Page 1 " MINUTES OF THE 'REGULAR MEETING OF THE PLANNING COMMISSION HELD ON NOVEMBER 8, 1976, IN THE COUNCIL CHAMBERS, CITY HALL, CUPERTINO, CALIFORN , SALUTE TO THE FLAG Chairman Adams opened the meeting at 7:32 p.m. with the Salute to the Flag. ROLL CALL Comm. present: Comm. absent: Blaine, Koenitzer, Chairman Adams Gatto, Woodward Staff present: Director of Planning and Development Sisk Assistant Planning Director Cowan Assistant City Attorney Kilian Deputy Assistant City Attorney Foster City Engineer Whitten Assistant Planner Piasecki (10:30) APPROVAL OF MINUTES: Minutes of Regular Meeting of October 25, 1976 It was moved by Comm. Blaine, seconded by Comm. Koenitzer, to move ,this item to end of agenda. Motion carried, 3-0 POSTPONE.'ENTS: None WRITTEN CO~1UNICATIONS: Staff member Cowan said there were a number of letters concerning items on the agenda which would be introduced at the time the items were heard. ORAL CO~~,ICATIONS: Chairman Adams said he had received a call from Comm. Woodward who said he would be resigning from the Commission due to personal reasons. PC-241 Page 2 25-Z-76, 25-TM-76, 22-U-76 Denny's Architectu- ral Service MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING PUBLIC HEARINGS: 1. Applications 25-Z-76, 25-TM-76,and 22-U-76 of DENNY'S ARCHITECTURAL SERVICES: REZONING approximately 1.l9 acres from CG (General Commercial) to P (Planned Development with General Commercial intent) zone or whatever zone may be deemed appropriate by the Planning Commission;' TENTATIVE MAP to sub- divide 1.39 acres into two parcels; USE PERMIT (22-U-76) to allow construction of a 4,957 sq. ft. restaurant. Said property is located at the northwest corner of the intersection of Stevens Creek Blvd. and Blaney Ave. First Hearing. Assistant Planning Director Cowan exhibited transparency showing site of joint application for zoning, tenative map and use permit. He advised that tonight's application was indicated as Parcel A. Mr. Cowan referred to traffic study by Michael J. Majors for the applicant. Ynis report indicated there would be approximately 20 trips less than allowed by the City of Cupertino's ordinance. Mr. Cowan said the staff had received letters and calls from residents of the area. Main concerns were traffic that would be generated and noise, especially since it is a 24-hour facility. Mr. Cowan apologized to the applicant for getting copies of addendum to applications to them so late. Preliminary p~ot map was exhibited. He referred to recommendation for a reciprocal vehicular circulation easement between Parcels B and C. Mr. Cowan noted staff had recommended the double loaded perpendicular parking located on the Blaney Avenue entrance should be modified to 60 degree stalls. The approximate lO ft. of additional space could be used for front setback. Staff also suggested stalls in the rear parking area be modified to include a 16 ft. one-way circulation aisle. Modifying parking stalls would add approximately 12 ft. of landscaping which could be added on the east and west property lines to buffer area from the public view. ASAC could decide optimum use of additional space gained from diagonal parking. Comm. Koenitzer questioned original division of this land. He said the shape of the parcel disturbed him. Copies of the addendum report were distributed and Mr. Cowan explained intent of conditions. Speaking to Condition 22, which indicated the developer would dedicate an additional 12 ft. of street right of way for possible future bus turnout, Comm. Blaine pointed out the' building had a 30 ft. setback which would reduce landscaping to l8 ft. on Stevens Creek Blvd. She also noted it was important to consider size and use of Parcel B. MINU!ES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING PC-241 Page 3 Mr. Bob Winchell, Short Point Ct., Alamita, who was representing the applicant, said they had just received the report of November 8 and had not had time to review it. He therefore asked for a continuation. Chairman Adams noted there were many in the audience who had attended because of interest in this item. He felt it ~ould be beneficial both to the applicant and the Commission to hear their comments. Mr. Melvin Kerwin, representing Fireside Thrift, determined members of the Commission had received a copy of their letter objecting to proposed use of the parcel. He agreed with Comm. Blaine that the first thing to be considered was the size of Parcel B. Recommendations from ASAC preliminary review were explained by Chairman Adams and a copy of the review given to Mr. Kerwin. Mr. Kerwin summarized their concerns: (1) Impact on their property by this building; (2) bar use because of increased traffic; (3) minimum setback (they would prefer 40 ft.); (4) sign tower and entrance sign should be restricted; (5) plantings in front should be of low type; (6) further checks on estimated trip counts should be made; (7) setbacks are minimum and congestion could occur which would be detrimental to the neighborhood. Mr. James Cox, l0139' N. Blaney, Cupertino, said there is already heavy traffic on Blaney. He has difficulty in the evening in getting into his driveway. In the summer it is difficult to have their second story windows open because of noise at 2:00 a.m. from existing businesses. He said there are already six or seven establishments at that inter- section which serve alcoholic beverages. There is too much t-raffic in the neighborhood, there are already enough restaurants and bars, there is much noise from traffic and he would especially object to having it open 24 hours a day. He requested denial of this application. Mr. Terry Grant, 19975 Peartree Ct., Cupertino, said he was concerned about traffic situation. He wanted to support Mr. Cox's comments and to emphasize that Blaney, with bicycle lanes on both sides, is a very narrow road. If alcoholic beverages are allowed, there will be more traffic on Blaney in late hours of night. He referred to Parcel Band what business would be put there. He would like to see the entire site developed as one. Mrs. Marlene Phipps, 10163 Riedel Place, Cupertino, said she had three points to make. (1) Excessive traffic on Blaney between 7:30 and 8:00 a.m. when children are coming to school. (2) Children walk or bicycle to St. Joseph. Many cut through that area and with additional layout and parking lot there could be a problem. (3) She did not believe the police could see in parking lot from either Blaney or Stevens Creek Blvd. She referred to trouble in Portal Park; there was drug traffic and she believed the Denny's would be a natural meeting ground. PC-24l Page 4 MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING Mr. Ron Kinsey, 10181 Bilich Place, Cupertino, noted there was a traffic report on Stevens Creek Blvd. but wondered if any consideration had been given to traffic on Blaney. They are not only discussing Denny's and the undesignated Parcel B, but also an easement through this area which would permit an undesignated quantity of traffic to, have access to Blaney, complicating an already intolerable situation~ The 24 hour service and liquor license are two points the citizens in this area find entirely unacceptable. He requested denial of this use for this parcel. He said because of traffic, bicycle paths and the fact that children come across Blaney without supervision, this proposal would aggravate situation even further. He asked to receive all copies of studies made and to be kept informed. Mr. Frank Foster, 10169 N. Blaney, Cupertino, said he felt more people would have been here if they had known about this hearing. He had not been notified. He said he had attended the meetings when the bicycle lanes had been discussed and he still felt Blaney was too narrow to have them plus parking on one side. Adding additional traffic would make an untenable situation. With regard to a cocktail lounge, adding another would not do their neighborhood any good and he would suggest this be discouraged. He also objected to the 24 hour service. He did not feel this proposal fit on the lot and asked it be denied. Mr. Bill Nurick, 20094 Wheaton Dr., Cupertino noted some of these arguments are from a total community view but he wanted to speak of his personal problems from having home abut the site. He now cannot open his windows. He certainly would not expect parking this close to the back. This would make it impossible for people to live in houses abutting the parking area, especially with 24 hour service. Mr. Zak Witt, 20054 Wheaton Dr., Cupertino, said he supported argument already heard about excessive noise, particularly live music at night. These homes are expensive and he felt this would destroy their property value. Mrs. Sylvia Foster, 10169 N. Blaney, Cupertino, said she was concerned about proposal for all the reasons stated and an additional one. That is when a business that close to residential homes is open 24 hours a day, problems will be raised for the police. Mr. Tom Siron, 20064 Wheaton Dr., Cupertino, said he would like to strongly endorse what everyone else was saying about the "Grand Prix" on Stevens Creek Blvd. He did not think that police coverage was complete. He said they also could not open their windows in the evening. Mrs. Yvonne Kinsey, l0181 Bilich Place, Cupertino, agreed with what everyone had said. She wanted to stress that the ''happy hour" at the restaurant would be from 4 to 6 p.m. and no more traffic was needed here during those hours. MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING PC-241 Page 5 Mr. Dave Johnstone, 10128 Myer Place, Cupertino, asked the Commission members to look at width of Wheaton, a residential street, as compared to Blaney, which is now a heavily trafficked road. There are no signal lights to help traffic. He pointed out this is an expensive neighborhood. Just the 7-11 store has caused much trash to be spread around the area. He felt most of the neighborhood agreed the intersection was an eyesore and nothing Cupertino should be proud of. Mr. Phil Clark, 19994 Wheaton Dr., Cupertino, said in listening to the planner's summation, he had heard nothing that was to the benefit of the residents. He asked the planners to come out some evening and witness for themselves the situation being described, Mr. Dave Kopels, 1016l Bilich Place, Cupertino, agreed that all four comers of this intersection were an eyesore. With property value going up and Cupertino being a progressive city, he felt something would be done With the current shopping center. Car counts and traffic genera- ting figures are not taking into account an up-dating of the shopping center. One of his fears was that eventually they would be talking about widening Blaney. It is time now to take an overall look at what will be done on the entire comer. Mr. Cox requested they have minutes and, addendum, and that for future meetings those residents in immediate area be notified about what is taking place. Mr. Cox said he did not think notifying residents within 300 ft. was enough in this case. City Attorney Kilian said the 300 ft. figure was State law. City Council and Planning Commission could extend this upon resolution. In addition any individual could request special notice be mailed to them. Planning Director Sisk assured the residents ~hat a call to City Hall would insure that they received notices of the meetings. Mr. George Foster, 10159 N. Blaney, Cupertino, said he agreed with all previous comments concerning noise, traffic and security. He noted he had not been notified about this meeting while his neighbor directly in back of him had. Assistant Planning Director Cowan assured the residents the City tried to be as open as possible. He suggested they meet in the lobby and form a steering committee to work with the developer and the staff. In answer to Comm. Koenitzer, Mr. Cowan said the vacant property to the south was zoned for mixed commercial. He explained intent of the General Plan in relation to this area. He noted many of the comments tonight were opposed to any' increase of commercial development period. PC-24l Page 6 ~~~, 25-TM-76, 22-U-76 continued to 11/22/7 Recess 23-U-76 Carl Holvick Co MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING Comm. Blaine said she would like all the information possible about Blaney traffic at all hours. Also statistics on drunk driving and robberies in the area. Also information on planned development zoning, including Parcel B. Comm. Koenitzer said his concern was enlarging: of Parcel B and parking to go behind 7-ll Store. He did not see any reason to expand size of Parcel B when the Denny's proposal could use extra land to move building back on Stevens Creek Blvd. to provide for possibility of future bus stop and to provide parking closer to the restaurant. That long parking lot would be a problem and he did not think it would be used by the Denny's customers. Comm. Koenitzer was also concerned about number of comments on increasing commercial since so much of this land in area is already zoned co~rcial, although it is not developed. The residents should be thinking ~õout this and the City should perhaps again look at the General Plan. Chairman Adams said his personal opinion was there are enough cocktail type lounges in the area and he would not like to see something like this added. Comm. Blaine asked what other 24 hour commercial situations were in the City. This was briefly discussed. Comm. Koenitzer moved to continue Applications 25-2-76, 25-TM-76 and 22-U-76 to next regular meeting of, November 22, 1976. Seconded by Comm. Blaine. Motion carried, 3-0 Planning Director Sisk stressed that unless a resident living beyond 300 ft. specifically asked to be notified about future hearings, they would not be notified. At 8:45 p.m. a recess was called, with the meeting reconvening at 9:00 p.m. 2. Application 23-U-76 of CARL HOLVICK CO.: USE PERMIT to allow construction of two light industrial buildings in a P (Planned Development) zone located at the northeast corner of Lazaneo Drive and Bandley Drive. First Hearing. Carom. Koenitzer suggested hearing item 3 first since decision on Tentative Map would reflect on this development, It was so ruled. MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING PC-24l Page 7 3. Application 26-TM-76 of DR. JOSEPH F. BROWN: TENTATIVE MAP to subdivide approximately 3.79 acres into three parcels. Said property is generally located at the northeast corner of Lazaneo Drive and Bandley Drive with a small segment fronting on North De Anza Boulevard. First Hearing; 26-TM-76 Dr. Jose F. Brown Planning Director Sisk referred to staff reports on both Application 23-U-76 and 26-TM-76, noting the tentative map application and use proposal are directly related. He noted that the ASAC preliminary review had recommended larger landscape areas but indicated no paricular concerns. Mr. Sisk pointed out the configuration of Parcel C was particularly important since the parcel incorporated 20 ft. of the 30 ft. wide "private drive" defined in the De Anza Boulevard Conceptual Plan. It was the staff's conclusion that the site design concept as a whole doe not reflect the spirit and intent of this Conceptual Plan from the point of view of integrating future developments via common circulation systems and building design elements. Using exhibited site plan, Mr. Sisk described proposed layout. Parcels A and B would each have a separate building. He pointed out the proposed site plan tended to orientate undesirable servicing and loading areas both towards Bandley Drive in the case of Building A and the private drive and future parking areas for future users on De Anza Boulevard in the case of Building B. The site plan should be designed in a manner so the future user of the businesses on De Anza Boulevard would not have to drive by a "back door" image. Mr. Sisk referred to informal exhibit showing buildings having the service and loading facilities back to back. Mr. Sisk noted the staff was recommending approval of the Tentative Map application with conditions; There was no problem with Parcel C if the conditions as outlined in staff report were met. He explained the intent of conditions 17 and 18. Concerning the Use Permit, Mr. Sisk advised staff was suggesting it be continued or denied. There needs to be further discussion on the orientation of the buildings in relationship to future development. Dr. Joseph Brown, 20985 Pepper Tree Lane, Cupertino, said this parcel map was in response to desires of City's concepts and to accommodate the ultimate development of Bandley Drive. He felt this was a very good looking development. The developers have indicated they have no need for access into the proposed alley. This access will service mainly those properties facing De Anza Boulevard. PC-24l Page 8 MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING Dr. Brown said he felt getting into details of the area was a little premature. He felt some overall development that included all of these properties would take place and the concept of the area would change, but for the present time he was willing to go along with these conditions. Chairman Adams then opened the hearing to public comments. , Mr. Jim Walker, 7576 Peach Blossom Drive, Sunnyvale, said he had talked to staff a number of times and one of the reasons they wanted to develop here was because of the Conceptual Plan. He hoped future developments in this area would be as attractive as theirs. He pointed out they are in general conformance with the General Plan. He noted that per ASAC's suggestion they had combined two driveways to reduce curb cuts and that the landscaping at property line had been increased to lO ft.with 6 ft. at rear of Building B. He said they were willing to take landscaping from rear of building to make landscaping at property line heavier. ' Mr. Walker šaid this was a light industrial development. There would' be a 10,000 ft. user in one building, a magazine publisher, having two trucks a month coming in, Regarding common circulation system, Mr. Walker said in looking at the elevations he felt they had spent time and effort to design a building that was pleasing from all sides. It has architectural continuity. The Conceptual Plan states the loading area should be internalized. They feel this was done by screening and architectural control of the building itself. Mr. Walker said they resented the "back door" reference as they feel the rear of the building is not unattractive. He said they feel that at this point they suffer from existing uses on North De Anza Blvd. Landscaping was to screen existing uses as well as to screen them from future users. Mr. Walker pointed out their building is 300 ft. from N. De Anza Blvd. which will have 50 ft. of landscaping. Their building will have very little impact on N. De Anza Blvd. Mr. Walker spoke to staff's suggestion for location of buildings. He said this was disadvantageous to their intent. They need the capacity to expand access since they do not know how many tenants they will have. He felt this design would preclude them doing the type of development they were proposing. Chairman Adams referred to Conceptual Plan, noting he agreed with staff. The layout proposed for Parcels A and B has several problems. He said Building B had one wall facing the northerly lot line. This layout is unacceptable since it creates problems for the next develoPMent to the north. The back of Building B facing N. De Anza Blvd. with loading ramps and doors poses an aesthetic problem, for any future development. He pointed out the easterly wall of Building A is blank. MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING PC-241 Page 9 Chairman Adams advised items 2 and 3 were being discussed concurrently. Comm. Koenitzer said he had severe reservations about the Tentative Map. The concept is for private roadway to be a major access for vehicular traffic to entire parcel. He did not think this proposal met the N. De Anza Conceptual Plan intent. The 20 ft.: strip should be included in Parcels A and Band jevelopment of private drive should be included as part of the Tentative Map. Traffic flow should be oriented toward using private drive rather than as proposed. Planning Director Sisk explained the intent of Tentative Map proposal which said the 20 ft. is not necessary for these two buildings. Mr. Walker clarified the access works as disadvantage to them. They want their own access using existing streets. After discussion, Planning Director Sisk advised the Commissioners that if it was their consensus that the Tentative Map was unacceptable, as well as site plan, they could ask the applicants if they wished a continuation. Chairman Adams then asked the applicants if they wished a continuance or a decision. Chairman Adams clarified for Dr. Brown that intent was to have 20 ft. strip included in layout so it would be developed with Parcels A and B. A fence could be put up until development of other property at which time the additional 10 ft. could be added. Dr. Brown gave his idea of what future development would mean to this area. He did not think the area would relate to ultimate development to the east. He said the area should be reserved for development to the front. Comm. Koenitzer pointed out if they permitted these two parcels to go their o\~ way, it would be the type of thing the next development would want to do. He read Conceptual Plan requirement for this area, In answer to Comm. Blaine, Mr. Sisk pointed out curb cuts proposed for Bandley Drive and Lazaneo Drive. Chairman Adams again asked the applicants if they wished a continuance or a decision. He explained procedure of each alternative for Mr. Walker Mr. Walker said having general traffic going through their property did not fit with their use. They were not a shopping center Comm. Blaine moved to close Public Hearings. Seconded by Corom. Koenitzer Public HI ing clos. Motion carried, 3-0 PC-24l Page lO TM-26-76 denied 22-U-76 denied 26-U-74 Hodifica- tion Edwin J. Nyers,AIA MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING Motion on Item 3: Comm. Blaine moved for denial of Application TM-26-76. Seconded by Comm. Koenitzer. AYES: NOES: Blaine, Koenitzer, Chairman Adams None Motion carried, 3-0 Motion on Item 2: Comm. Koenitzer moved to recommend denial of 22-U-76 to City Council, Seconded by Comm. Blaine. AYES: NOES: Blaine, Koenitzer, Chairman Adams None Motion carried, 3-0 City Attorney Kilian advised the applicants they would need a written request to City Council for an appeal. 4. Application to modify use permit 26-U-74 of EDWIN J. MYERS, AIA: Request to allow addition of classroom and office space to existing church sanctuary and fellowship hall buildings of the Bethel Lutheran Church. Said property is located at the southwest corner of the intersection of Finch Avenue and Sorenson Avenue. First Hearing. Assistant Planning Director Cowan exhibited transparency and located property. He explained the proposed addition. If the application is approved, it would not go on the City Council since the church is properly zoned. Mr. Cowan referred to a letter received from the management of Fontainbleu Apartments requesting Planning Commission to discuss the possibility of compelling the church, as a condition of approval of the use permit application, to install a fence along the mutual property line between the church and apartment complex. Unless there was evidence to the contrary, it was felt this was a private matter and the City should not intervene. Mr. Cowan said the City had received a grant to construct a pedestrian- bicycle path from Sorenson Avenue to Miller Avenue which should alleviate problem of high school students cutting through apartment complex. MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING In answer to Corom. Koenitzer, Mr. Cowan said there was no fence require- ment for quasi-public development. Mr. Edwin J. Myers, 10601 S. De Anza Blvd., Cupertino answered Corom. Blaine that to his knowledge there had never been a fence on eastern property line of Fontainbleu apartments. He said this was a completely different application than previous and explained present proposal. He said they were rebuilding kitchen and relocating nursery area. Mr. Myers answered Carom. Blaine that the nursery school use would be at the same time; there would be no change. The hearing was opened for public comments. There were none. PC-24l Page 11 Carom. Blaine moved to close Public Hearings, seconded by Comm. Koenitzer. Public H ing c10s Motion carried, 3-D Carom. Koenitzer said he would encourage management of Fontainblue and the church to mutually erect a fence. Mr. Myers said this would be looked into prior to their coming in for ASAC approval. City Engineer Whitten explained the lO ft. pedestrian-bicycle path along Calabasas Creek to Sorenson Avenue. This will be fenced on both sides. Carom. Koenitzer moved to recommend approval of Application 26-U-74 to the City Council with the standard conditions and conditions l5 through l8 as shown in the staff report. Seconded by Carom. Blaine. AYES: NOES: Blaine, Koenitzer, Chairman Adams None Motion carried, 3-D s. CITY OF CUPRIINO: Public Hearing to review proposed Tree Ordinance providing regulations for care and removal of trees on private property, providing for a system of granting permits for removal of specimen trees, and providing for protection of all trees during construction operations. First,Hearing continued. Assistant Planning Director Cowan gave brief background of tree ordinance. He referred to staff report of November 5, 1976 in which three options were outlined. Staff was recommending that Option 1 be adopted since this seemed to be acceptable at the City Council level. 26-U-74 approvec condi t ic Tree Ordinanc PC-24l Page 12 Tree Ord. discussion continued MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING It was noted the City Attorney had advised Some rationale to justify the exclusion of single-family and duplex zoned districts would have to be found. Comm. Blaine ascertained the word "developed'\ meant any lot that had a dwelling on it. Comm. Blaine asked for a definition of "professional tree trinuner". The City Attorney looked up the 'meaning to be "tree service licensee". Comm. Koenitzer said his position was the same; that Section 6.e should be deleted. There was no reason why it should not apply to all specimen trees in the City. A discussion followed. Chairman Adams and Comm. Blaine felt the ordinance should regulate what was reasonable and just. Taking down to single family control went too far. Chairman Adams felt the tree ordinance should be kept toward large developmen~ construction, industrial and commercial complexes. After further discussion, it was proposed this ordinance be continued to the next meeting when other conunissioners would be present. Comm. Koenitzer moved to continue Tree Ordinance discussion to next regular meeting. Seconded by Comm. Blaine. Motion carried, 3-0 A five minute break was taken at 10:30 p.m. with the meeting reconvening at 10:35 p.m. UNFINISHED BUSINESS: None NEW BUSINESS: 6. Staff Report regarding condominium conversion ordinance. Planning Director Sisk referred to Condominium Conversion Study prepared by Assistant Planner Piasecki, who would discuss it with the Conunissioners. This report included a brief analysis of issues and discussed the potential ordinance sections aimed at resolving or mitigating the impacts of the conversions ~ MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING PC-241 Page 13 Assistant Planner Piasecki said he had studied 18 ordinances in Cali- fornia. He briefly reviewed his findings. Mr. Piasecki said basically the ordinance is deemed necessary to establish a clearly expressed intent on the City's part to differentiate between ownership and rental and to treat them differently because they are ownership units. He noted that most of the casual inquiries to the Planning Department regarding proposed conversions have been for older complexes with the exception of Casa De Anza. Under Social Implications, Chairman Adams felt there should be a 6 month to a year lease extension while conversion is taking place, but that there should not be any required relocation assistance. Mr. Piasecki referred to Table I in report which tried to put down information about major complexes in the City. A discussion was held on the issues listed. Under Buyer Protection, Chairman Adams felt the Building History, Pest and Code Compliance Reports should be required. Comm. Koenitzer felt the Soils report should also be included and that the buyer should sign a statement that he has seen these reports. These items were also discussed. Comm. Blaine felt as much information should be made to the buyer as though he were buying a single family home. Chairman Adams, noting they had just received the report, suggested further discussion should be held after they had had a chance to study the report. Comm, Blaine said she felt very strongly about requ1r1ng fire wall and grounded electrical outlets. She said unless' there was an overabundance of apartments in the City she would have trouble with this condominium conversion. There should be a balanced variety of housing and any ordinance should address this. She ascertained that a Homeowners Association would be a requirement. Site Review Considerations were discussed. It was noted that parking space is a major problem. There could be H-Control review to insure adequate common areas. All utilities should be undergrounded to meet all current code standards. In answer to Comm. Blaine, Mr. Piasecki said only one conversion had been allowed and all those units were sold. One request had been denied. The Commissioners agreed to continue this discussion at the next regular meeting on November 22, 1976. PC-24l Page 14 Minutes of 10/25/76 continued to 11/22/76 MINUTES OF THE NOVEMBER 8, 1976 PLANNING COMMISSION MEETING APPROVAL OF MINUTES: It was moved by Comm. Blaine, seconded by Comm. Koenitzer, to continue approval of the Minutes of October 25, 1976 to the meeting of November 22, 1976. Motion carried, 3-0 REPORT OF THE PLANNING COMMISSION Chairman Adams reported on the Mayor's Meeting. A brief discussion was held on what size property should be required for cluster type homes. REPORT OF THE PLANNING DIRECTOR Planning Director Sisk reported on meeting between planning staff and the City Council. Only 17% of thrust was toward major planning and City Council wanted a more reasonable ration. Ways of meeting this 'objective were discussed. Hr. Sisk distributed expense forms for convention. Comm. Koenitzer reported on the PPC meeting. It was noted City should have input into regional studies. Carom. Koenitzer reported on formation of Intergovernmental Council. Mr. Sisk said the meetings should be structured so that discussions on these regional matters could be included. Comm. Koenitzer was asked to attend the next PPC meeting also. Ways to lessen time spent on individual applications were discussed. Comm. Blaine suggested the City Attorney have findings for denying or approving an application available for them. These could be included in the staff report. The City Attorney said he could summarize the findings to support what was in the ordinance. He said there are legal opinions that have been written. He could prepare a packet of these with general summary of ordinances. ADJOURNHENT At 11:57 p.m. the meeting was adjourned to 7:30 p.m. on November 22, 1976. APPROVED: ATTEST: ~lf?, Wm. E. yder, City Clerk ?