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PC MINS 19920225a"Pjtr� LAr I M I N U T E S (C) PLANNING COMMISSION REGULAR MEETING FEBRUARY 25, 1992 I.CALL TO ORDER The meeting was called to order at 7:00 PM on Tuesdayp February 25, 1992, in the Hesse Park Community Center, 29301 Haw- thorne Boulevard. The Pledge of Allegiance to the flag followed. II.ROLL CALL Present: Commissioners Alberio, Byrd, Clark, Hayes, Mowlds and Chairman Katherman. Absent: Commissioner Lorenzen. Also Present: Acting Director of Environmental Services Carolynn Petru, Associate Planner Terry Silverman, Assistant Planner Fabio de Freitas, Assistant Planner Donna Jerex and Assistant Director of Public Works Kevin Smith. III.REPORTS AND COMMUNICATIONS Acting Director of Environmental Services Petru noted items of correspondence for Vesting Tentative Tract Map No. 50666 and 50667, Tentative Parcel Map Nos. 23004 and 29070, Conditional Use Permit Nos. 162 and 163, Grading Permit No. 1541 and Coastal Per- mit No. 103, PVLHC and Zuckerman, Subregions 7 and 8, Palos Verdes Drive South. IV.CONSENT CALENDAR MOTION: Commissioner Hayes moved, seconded by Commissioner Mowlds, to approve the Consent Calendar as follows: A. P. C. Resolution No. 92-11, Mr. and Mrs. Phil Peterson (Applicant), Mr. and Mrs. Norman Gels (Appellant), denying the appeal of Height Variation No. 704 -Revision at 3103 Dianora; 1 B. Site Plan Review No. 6840 - Miscellaneous Hearing, Mr. and Mrs. Malekzadeh, 7227 Rue La Fleur, approving construction of four dormer windows on an existing, single-family residence above 16 feet in height; and C. Grading Permit No. 1619, Dan Ginsburg, 26753 Basswood, approving an existing, five foot high downslope retaining wall in an extreme slope. The motion passed by unanimous oral vote, absent Commissioner Lorenzen. V.PUBLIC HEARINGS A. VARIANCE NO. 316, MR. AND MRS. ANTONIO RUSSO, 2144 CHANDELEUR In the interest of time, there was consensus to wave the reading of the staff report. The staff recommendation was for approval with conditions. Commissioner Alberio pointed out that the plans do not in- clude bracing for the extended sun deck. Chairman Katherman ex- plained that the Conditions of Approval require a Building Per- mit, which would address support for the extended sun deck. Chairman Katherman opened the public hearing. Project Engineer John Schuricht, 27520 Hawthorne Boulevard, came forward to voice his agreement with the recommended Condi- tions of Approval. MOTION: Commissioner Clark moved to close the public hear- ing. The motion was seconded by Commissioner Byrd and, there being no objection, It was so ordered. MOTION: Commissioner Hayes moved to approve Variance No. 316 as conditioned. The motion was seconded by Commissioner Alberio and, there being no objection, it was so ordered (absent Commissioner Lorenzen). Planning Commission Minutes February 25, 1992 2 s • Continued Business Item A was heard out of order... VI.CONTINUED BUSINESS A. CONDITIONAL USE PERMIT NO. 58 - REVISION "A", MR. & MRS. OETIKER, 6504 VIA BARON Assistant Planner Donna Jerex presented the staff report with staff's recommendation for denial of the request to revise the Conditional Use Permit to allow construction of a rear yard deck. Applicant Ilse Oetiker, 6504 Via Baron, voiced her under- standing that the homeowners' association for the tract supports the project. Acting Director Petru stated that a deck previously approved at 6402 Vista Pacifica was approved by administrative error. She confirmed that the footprint would be expanded with the construc- tion as proposed. Assistant Planner Jerex provided a history of revisions to the Conditional Use Permit for the tract. Commissioners Byrd and Clark called attention to the poten- tial for cumulative impact should the project be approved. Com- missioner Byrd suggested that decks in the tract extend no fur- ther than the homes and that homeowners in the tract be polled as to their opinions on the project. Ms. Margot Vogel, 6516 Via Baron, related the homeowner association's support of the project. Acting Director Petru suggested that, should the Commission favor an approval, the parameters for the tract Conditional Use Permit be revised so that staff can process similar requests in the future at a staff level. Commissioner Clark suggested that the item be returned to staff for analysis of potential cumulative impact. The Commission agreed that the homeowners' association and staff should meet to discuss parameters for accessory structures in the tract. Planning Commission Minutes February 25, 1992 3 MOTION: Commissioner Clark moved to return the item to staff with the following stipulations: o That the homeowners' association and staff meet to formulate a common proposal with regard to accessory structures for the tract and related modifications to the Conditional Use Permit and that this informa- tion be returned for Commission discussion on April 15, 1992. The motion was seconded by Commissioner Byrd and, there being no objection, it was so ordered (absent Commissioner Lorenzen). At 7:40 PM there was a recess until 7:50 PM when discussion returned to regular agenda order. V.PUBLIC HEARINGS VESTING TENTATIVE TRACT MAP NO. 50666 AND 50667, TENTATIVE PARCEL MAP NOS. 23004 AND 29070, CONDITIONAL USE PERMIT NOS. 162 AND 163, GRADING PERMIT NO. 1541 AND COASTAL PERMIT NO. 103, PVLHC AND ZUCKERMAN, SUBREGIONS 7 AND 8, PVDS Reading aloud from his February 25, 1992 memorandum addressed to the Commission, Commissioner Byrd abstained from consideration of the project because it could potentially impact the area in which he resides. Acting Director Petru presented the staff report with the staff recommendation that the Commission provide staff with direction on the proposed location of the golf course clubhouse and the draft Conditions of Approval. She noted the public hear- ing was continued from a previous Planning Commission meeting. Representing the applicants was Mr. Michael A. Mohler, 25200 La Paz, Laguna Hills. Mr. Mohler discussed: that common open space in Tract 50666 would be increased to comply with the City's 30% open space requirement; the applicants' continued preference Site Plan A, including removal of the middle portion of Paseo Del Mar and removal of a segment of the bluff road as requested by the Portuguese Bend Homeowners' Association; that twenty-five off-street parking spaces on the east and west side of the project would be more than adequate; the applicants' agreement Planning Commission Minutes February 25, 1992 H with staff's recommendation regarding vista points and bluff top open space, with a request that the City keep perspective with regard to the size and level of recreational activities of the Halfway Point overlook park to reduce potential impact on the bluff face; that the south side of the golf course clubhouse would be 26 feet high on the side facing the golf course; that impact on traffic would not be significant; and that the biologic and gnatcatcher surveys will be updated in the near future. Mr. Mohler submitted a written response to the recommended Conditions of Approval. With regard to the golf course clubhouse, he addressed: the proposed location off of Paseo Del Mar; parking; hours of operation; efforts to mitigate noise impacts; and ban- quet capabilities. Concerning use of the golf course, Mr. Mohler called attention to the difficulty of offering preferential access and pricing to City residents. I .11 Mr. Robert Agli of the Ocean Terrace Homeowners' Associa- �t'on, 3200 La Rotonda Drive, related the Association's agreement Zicit h the golf course and clubhouse as proposed at the southeast corner of Palos Verdes Drive South and Paseo del Mar. However, he explained resident concerns over vista points or parking ad- jacent in the vicinity of Ocean Terrace property and ingress/egress for Ocean Terrace traffic. Referring to written material of record, Ms. Elaine Motz, 32413 Searaven Drive, voiced her support of a public golf course as proposed. She expressed her concern over: the proposed Aqua Vista Drive frontage road and potential noise emanating from the clubhouse; stated her opinion that the proposed left -turn pocket onto Paseo Del Mar should be longer; and asked that alternative locations for the clubhouse be explored. Mr. Bob Grahamer, 32427 Searaven Drive, stated his concern over the project's lack of compatibility with the surrounding area and his preference that the golf clubhouse be located on the west side of La Rotonda Drive, as in Site Plan C at the corner of Palos Verdes Drive South and La Rotonda Drive. Relating his concern over potential impact on traffic, Mr. Grahamer suggested that an approval of the golf clubhouse as in Site Plan A include a' modification to allow left turns out of the site and that an approval of golf clubhouse Site Plan B include access from La Rotonda Drive only. He requested a denial of the project without prejudice to enable the applicant to return with alternative proposals. Planning Commission Minutes February 25, 1992 5 hm Chairman Katherman noted that various Commissioners visited the Grahamer residence (32427 Searaven Drive) to view the Forrestal/Palos Verdes Drive South/Paseo Del Mar intersection and the proposed golf clubhouse site. Mr. Chip Zelt, 4100 Sea Horse Lane, stated his general sup- port of the project. However, he expressed his concern over the potential for vehicle headlights to shine in his home. Should it be approved adjacent to the Portuguese Bend Club, Mr. Zelt asked that the bluff road be gated. Mr. Fred Di Bernardo, 3402 Palo Vista Drive, related his /general support of the project. He suggested: that the applicant be required to landscape both sides and the center divider of Palos Verdes Drive South; that the applicant be required to con- struct sound walls along properties fronting Palos Verdes Drive South; and that restrictions be placed on the use of the golf course clubhouse banquet facilities. He voiced his opinion that trails will invite unwanted activities and crime. Mr. Anthony Di Maggio, 3344 Palo Vista Drive, expressed his a reement with the project as proposed by the applicant. Referring to written material he distributed to the Commis- sion, Mr. Richard Taube, 4194 Maritime Road, stated his opposi- tion to the placement of a trail at the west end of the project and asked that the west end of the bluff road near the Portuguese Bend Club not be re-established. Sunshine, 6 Limetree Lane, explained her understanding that the construction of trails generally reduces crime. She asked that the Trails' Committee recommendations be specifically described in the staff report and included in the Conditions of Approval. Mr. Roger Mills, 3603 Vigilance Drive, related his general opposition to a bluff road and his preference for the vacation of Paseo Del Mar. He expressed his opposition to the proposed loca- tion of the golf clubhouse and suggested that it be placed at the north of the School District property. Referring to written material he distributed to the Commis- sion, Mr. John Sharkey, 30320 Avenida de Calma, stated his under- standing that the golf course would not be in compliance with the General Plan and Coastal Act requirements and that, according to the Coastal Specific Plan, a continuous bluff road should be placed landward of the Coastal Setback Zone. He related his feeling that large portions of the property, including the bluffs Planning Commission Minutes February 25, 1992 6 and bluff top, should be dedicated to the public for passive recreational use. Ms. Lynn Robey, 4031 Palos Verdes Drive South, expressed her concern over the golf clubhouse location and related issues of traffic, noise, pollution and lights. She favored a golf club- house location as included in Site Plans C or D, at the corner of La Rotonda Drive and Palos Verdes Drive South or in the vicinity of the school site with access only from La Rotonda. Ms. Robey related her understanding of Sea View residents' opposition to the construction of an overlook park and related parking along Palos Verdes Drive South at the head of Forrestal Canyon. Mr. Andrew Sargent, 1 Peppertree Drive, Coastal Conservation Coalition, stated his impression that a coastal bluff road is mandated by the Coastal Specific Plan and that any fill in the canyon would be in violation of the General Plan. He asked that Paseo Del Mar be retained; stressed the need to preserve the natural habitat, including the construction of a wildlife cor- ridor under Palos Verdes Drive South for Tract 50667; requested a conservation easement for land in the eastern portion of Tract 50667; noted the need for additional parking in the western por- tion of the project and the need for a passive recreational park on more than one acre of land; and suggested that a determination on the golf course be delayed until more detailed information is available. At 9:55 PM there was a recess until 10:10 PM when discussion continued with regard to Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 23004 and 29070, Conditional Use Permit Nos. 162 and 163, Grading Permit No. 1541 and Coastal Per- mit No. 103 - PVLHC and Zuckerman, Subregions 7 & 8/PVDS. Mr. Gar Goodson, 1709 Via Zurita, Palos Verdes Estates, re- lated the Coastal Conservation Coalition's support of the residential portion of the project and the Coalition's opposition to the golf course. Referring to a trail map, Ms. Barbara Dye, 7035 Hartcrest Drive, provided detailed information about pertinent Trails' Com- mittee recommendations, as included in written material attached to the staff report. She emphasized that trail descriptions should be included in the Conditions of Approval and that trails do not encourage mischievous activity or crime. Ms. Dye suggested: that trail links R to 0, R to F and S to K be deleted; that there be no bluff road from Point A to B; that trails ac- cessing the golf course be maintained by golf course staff; that Planning Commission Minutes February 25, 1992 7 public vista points be included; that trails be constructed to U. S. Trail Standards; and that there be restricted tidepool access and gated trail access at the end of the cul-de-sac for residents within the tract and adequate public parking. Ms. Angelica Brinkmann-Basi, 1354 Stonewood Court, San Pedro, related the California Native Plant Society's strong con- cerns over the potential impact of a golf course on the biologi- cal resources. She related her understanding that, according to CEQA, the addendum to the Environmental Impact Report must be considered prior to a decision on the project. Chairman Katherman voiced his hope that the applicant and the Plant Society will work together to develop a biologic protection and enhancement plan for the site. Referring to her letter of record, Ms. Mary Casaburi, 3941 Palos Verdes Drive South, related her opposition to the location of the golf clubhouse as currently proposed. Ms. Elizabeth Kelly, 6611 Vallon Drive, expressed her con- tinued concern over increased traffic on the Peninsula. She asked that the size of residential developments be decreased to reduce traffic. Contrary to a letter from the applicants' attorney in which the legality of the proposed golf course is discussed, Ms. Lois Larue, 3136 Barkentine Road, stressed her understanding that the proposed golf course would not be in compliance with the Coastal Specific Plan. She distributed copies of a letter addressed to Governor Pete Wilson (with copies to the Office of Planning & Re- search, Senator Beverly, Assemblyman Felando, the Coastal Commis- sion, the City Council, the Planning Commission and the City Manager) relating her opposition to the proposed golf course. Ms. Larue went on to express her opinion that a bluff road is mandated by the Coastal Specific Plan. Mr. J. J. D. McLaren, 3923 Palos Verdes Drive South, requested that the golf clubhouse be placed on Paseo Del Mar near the School District site. Mr. Morton Karant, 32275 Phantom Drive, stated his opinion that a golf course would enhance the aesthetic appeal of the coastline. However, he related his concern over potential view impairment resulting from the golf clubhouse as proposed, as well as the unsightly appearance of the golf course/clubhouse parking lot. He stated his preference for the location of the clubhouse proposed in Site Plan C at the corner of Palos Verdes Drive South Planning Commission Minutes February 25, 1992 8 and La Rotonda Drive and suggested that the order of the golf course holes be reversed so that it begins where it is proposed to end. Referring to written material he distributed to the Commis- sion, Mr. Herbert Hyatt, 32424 Aqua Vista Drive, related the Seacliff Hills Homeowner Association's opposition to the proposed golf clubhouse location at Palos Verdes Drive South and Paseo del Mar. Mr. Bob Grahamer came forward again to ask that the public hearing be continued for the developer to examine alternative golf clubhouse locations. Mr. Mohler returned to the podium to address concerns expressed by interested parties. He commented on efforts to preserve the natural habitat; concurred with a deletion of trail links R to O; objected to a deletion of trail links R to F and S to K; pointed out that impacts would be reduced with the location of the golf course and clubhouse as proposed; and stated that, should a golf driving range be constructed, it would not be lighted. In response to an inquiry from the Commission, Mr. Moh- ler provided input with regard to the idea of underground parking for the golf clubhouse. Commission discussion of the project was as follows: Traffic Assistant Director of Public Works Kevin Smith explained that the project has been reviewed by the Traffic Committee, where concerns were raised over: long residential cul-de-sacs; mixing of golf course and residential traffic; right turns in and out of the development; and the intersection of Palos Verdes Drive South/Forrestal Drive. He supplied detailed information about Traffic Committee recommendations for Aqua Vista Drive and the intersection of Palos Verdes Drive South/Forrestal Drive with the project as proposed and noted the probability of future sig- nalization at the intersection of Palos Verdes Drive South/Forrestal Drive. Golf Course The Commission discussed whether a golf course can be legally constructed on the subject property. Acting Director of Environmental Services Petru explained staff's understanding that one of the primary mandates of the Coastal Act is to provide Planning Commission Minutes February 25, 1992 0 public access to the coastline; that one of the ways of doing so is to provide a visitor serving use, such as a golf course; and that the City is completely within its rights to consider a golf course as an option for a visitor serving use on the subject property. She confirmed that the City Attorney has reviewed the proposed project and believes it to be consistent with the City's Coastal Specific Plan and Development Code. The Commission discussed whether City residents should be allowed preferential use of the facility, as well as the idea of a deed restriction to insure that it remain open to the public. The Commission asked that staff research Coastal Commission policies with regard to fee and access structures for public golf courses. Chairman Katherman explained that he could support the golf course as long as there would be free public access through the site, including pedestrian trails, vehicular access, handicapped access, and bicycle access, as well as habitat preservation and habitat enhancement. Density, Open Space and Lot Coverage Acting Director Petru noted the applicants' willingness to increase common open space in Tract 50666 to comply with the City's 30% open space requirement; mentioned staff's request that the applicants provide a slope density analysis for Residential Area 3 in Tract 50667, and confirmed that, in terms of residen- tial development, the project would meet Coastal Specific Plan guidelines for 259 maximum buildable area coverage. Bluff Road The Commission agreed that: there should not be a bluff road next to the Portuguese Bend area south of Residential Area 1; that the "J" bluff road should stop in the vicinity of Lot 36, with the remaining area on the lot side to be a public parking area; that there should be a soft -footed, pedestrian/off-road bike trail from trail links A to D with unobtrusive motorcycle barriers at the entrance; and that there should be a bridge over Forrestal Canyon for maintenance vehicle and public trail access. A motion to that effect was offered as follows. Planning Commission Minutes February 25, 1992 10 MOTION: Commissioner Mowlds moved that: there be no bluff road next to the Portuguese Bend area south of Residential Area 1; that the "J" bluff road stop in the vicinity of Lot 36, with the remaining area on the lot side to be a public parking area; that there be a soft -footed, pedestrian/off-road bike trail with unobtrusive motorcycle barriers from trail links A to D; and that there be a bridge over Forrestal Canyon for maintenance vehicle and public trail access. The motion was seconded by Com- missioner Hayes and, there being no objection, it was so ordered by Chairman Katherman, with Commissioner Byrd abstaining and Com- missioner Lorenzen absent. The Commission asked that the applicant explore designing the second hole on the golf course to go around the bridge over Forrestal Canyon so that the bridge can be used by pedestrians, maintenance vehicles and golf carts. Paseo Del Mar Discussion regarding the idea of vacating the middle portion of Paseo Del Mar included Commissioner Alberio expressing his opinion that it should be retained. Commissioners Hayes and Mowlds and Chairman Katherman voiced their preference for delet- ing Paseo Del Mar. The following motion to that effect was of- fered. MOTION: Commissioner Hayes moved that Paseo Del Mar be va- cated. The motion was seconded by Commissioner Mowlds and passed by the following 4-1 majority roll call vote: AYES: Commissioners Clark, Hayes, and Mowlds and Chairman Katherman. NOES: Commissioner Alberio. ABSTAIN: Commissioner Byrd. ABSENT: Commissioner Lorenzen. Trails The Commission considered whether Tract 50667 trail links R to K should be eliminated so that the trail would not run through the residential development. Commissioners Hayes and Mowlds and Chairman Katherman expressed their preference for deleting trail links R to K. As included in the first motion, Planning Commission Minutes February 25, 1992 11 the Commission agreed to a soft -footed, pedestrian/off-road bike trail with unobtrusive motorcycle barriers from trail links A to D. Acting Director Petru explained that, with the inclusion of trail links A to D, staff concurs with the recommendations of the Trails' Committee as included in written material attached to the staff report. She clarified that exact trail link locations will be dependent on final grading and that review of the final grad- ing and trails' plan is required as a condition of approval. Public Parking Acting Director Petru indicated that staff will work with the developer to analyze the total number of off-street parking spaces that can be provided on the west side of the "J" bluff road. She confirmed that staff will explore: the parking design for the portion of Paseo Del Mar adjacent to School Dis- trict property; the best option for trail links F to J; a n d additional parking for the overlook park proposed on Palos Verdes Drive South just west of Forrestal Drive. Overlook Parks/Vista Points The Commission asked that the applicant explore the pos- sibility of a linear overlook park connecting the parking on the "J" bluff road to the bluff top, instead of a vista point at Halfway Point, to be a minimum of one acre. It was agreed that the overlook park on Palos Verdes Drive gust west of Forrestal Drive should be a minimum of two acres and that both overlook parks should be closed at dusk. Golf Course Clubhouse Commissioner Mowlds voiced his preference for the golf club- house location as proposed, including banquet facilities. Commissioners Clark and Alberio expressed their preference for the golf clubhouse to be located according to Site Plan D at the southwest corner of Palos Verdes Drive South and La Rotonda Drive. Planning Commission Minutes February 25, 1992 12 Chairman Katherman stated that he would like to see a cham- pionship golf course and a golf clubhouse with first-rate banquet facilities. He suggested that the applicant explore the pos- sibility of relocating the golf clubhouse to the area immediately west of the School District property (known as Site H) or to the corner of Palos Verdes Drive South and La Rotonda Drive (known as Site D) subject to suitable soil and geologic factors of safety. The Commission generally agreed that the applicant should examine the possibility of relocating the golf clubhouse to al- ternative Sites D and H. MOTION: Commissioner Clark moved that the applicant prepare a comparative analysis of relocating the golf clubhouse to alter- native sites D and H with full descriptive lay out and analysis for final consideration on the site location. The motion was seconded by Commissioner Alberio and, there being no objection, it was so ordered by Chairman Katherman, with Commissioner Byrd abstaining and Commissioner Lorenzen absent. Chairman Katherman suggested that tidepool access be restricted and asked that design and architectural standards for homes in the project be discussed at a future meeting. Commissioner Mowlds suggested that the public hearing be closed, except for discussion about the location of the golf clubhouse and the design standards for the homes in the project. Commissioner Clark related his preference for continued dis- cussion on the location of the golf clubhouse, the design stand- ards for the homes in the project, the biologic and gnatcatcher survey updates, traffic, golf course accessibility and affor- dability, water conservation and the recommended Conditions of Approval. MOTION: Commissioner Mowlds moved, seconded by Commissioner Hayes, to close the public hearing except for discussion about the location of the golf clubhouse, the design standards for the homes in the project, the biologic and gnatcatcher survey up- dates, golf course accessibility and affordability, water conser- vation and the recommended Conditions of Approval. There being no objection, it was so ordered by Chairman Katherman, with Com- missioner Byrd abstaining and Commissioner Lorenzen absent. Planning Commission Minutes February 25, 1992 13 The public hearing for Vesting Tentative Tract Map Nos. 50666 and 50667, Tentative Parcel Map Nos. 23004 and 29070, Con- ditional Use Permit Nos. 162 and 163, Grading Permit Nos. 1541 and Coastal Permit No. 103 - PVLHC and Zuckerman, Subregions 7 & 8/PVDS - was continued to March 19, 1992. Commissioner Clark related his intent to provide future sug- gestions with regard to golf course accessibility and affor- dability. Mr. Sargent was assured by the Commission that pertinent written communications will be accepted. It was agreed that the applicant will meet with the Coastal Conservation Coalition prior to the continued public hearing. At this time, Commissioner Byrd returned for Commission dis- cussion. VI. CONTINUED BUSINESS. A. CONDITIONAL USE PERMIT NO. 58 - REVISION "A", MR. AND MRS. OETIKER, 6504 VIA BARON Discussed earlier in the meeting - See Page 2. B. RULES OF PROCEDURE - PLANNING COMMISSION Discussion of Planning Commission Rules of Procedure was continued to the Planning Commission meeting of April 28, 1992. VII. NEW BUSINESS In reference to information concerning the preservation of Shoreline Park included in the Palos Verdes Land Conservancy's Open Spaces Volume No. 3, Commissioner Hayes offered the follow- ing motion: MOTION: Commissioner Hayes moved, seconded by Commissioner Alberio, to agendize a Commission recommendation that City Coun- cil urge the Los Angeles County Board of Supervisors to remain committed to the original intent of the Shoreline Park site to preserve this shoreline property as open space with nature trails for use by all citizens of Los Angeles County. Planning Commission Minutes February 25, 1992 14 It was agreed that discussion of this topic will tentatively be included on the March 19, 1992 Planning Commission agenda. Commissioner Byrd asked that information on the history of City Council action on Shoreline Park be provided to the Commission. VIII.QUESTIONS FROM THE AUDIENCE Ms. Lois Larue, 3136 Barkentine Road, called attention to the price of bluff property in Lunada Pointe. None. X.ADJOURNMENT The meeting was duly adjourned to an adjourned meeting on Wednesday, March 5, 1992, at 7:00 PM at the City Hall Community Room. Planning Commission Minutes February 25, 1992 15