HomeMy WebLinkAbout2011/02/23 - Agenda Packet - PC Workshop THE CITY OF RANCHO CUCAMONGA
PLANNING COMMISSION
LaiWORKSHOP AGENDA
RANCHO FEBRUARY 23, 2011 - 7:00 PM *
CUCAMONGA
Rancho Cucamonga Civic Center
Rains Room
10500 Civic Center Drive
Rancho Cucamonga, California
I. CALL TO ORDER
Roll Call
Chairman Munoz_ Vice Chairman Howdyshell
Fletcher_ Wimberly_ Oaxaca _
• I II. . •NEW BUSINESS I
A. PRE-APPLICATION REVIEW DRC2010-00530 - NEVIS HOMES - A
review of a proposal for a single-family residential subdivision on the site of
an approved multi-family development on 12.1 acres of land in the Medium
Residential District (8-14 dwellings per acre) located at the northeast
corner of Arrow Route and Baker Street-APN: 0207-201-01, 21 and 44.
Related file: Development Code Amendment DRC2010-00531,
Development Review DRC2004-00705 and Tentative Tract Map
SUBTT17013.
III. PUBLIC COMMENT
This is the time and place for the general public to address the commission. Items to be
discussed here are those that do not already appear on this agenda.
IV. ADJOURNMENT
The Planning Commission has adopted Administrative Regulations that set an 11:00 p.m.
adjournment time. If items go beyond that time, they shall be heard only with the consent
of the Commission.
I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga,
or my designee, hereby certify that a true, accurate copy of the foregoing agenda was
posted on February 17, 2011 at least 72 hours prior to the meeting per Government
Code Section 54964.2 at 10500 Civic Center Drive, Rancho Cucamonga.
'
• - ;I
Vicinity Map
Planning Commission •
Workshop
February 23, 2011
raj
i c mi ICI
,i m d E a o c r i
t € m
i a on; s Q = = c
0.
N
N ■— — 112 1 !
i _ 1 15
t CO
impr
' �`• X1:5- � �
19th St �
t
.1 I
Base Line (I, f fjBase Line
fir Church 1�0� •
\ �.� ��� • Church
st
�oothill '� } ill!` ,;gy. , Foothill
j %' J Arrow s Arrow d c _
8th i iu Oh
E �, Me,L 6th N
c� A sti, ._ 11§11
L F (5
d R
4th L < = _ • 41 „_«_.._.._...14th
* Meeting Location: •
City Hall
10500 Civic Center Drive
• STAFF REPORT
PLANNING DEPARTMENT
DATE: February 23, 2011 �
TO: Chairman and Members of the Planning Commission • L11-—
FROM: James R. Troyer, AICP, Planning Director RANCHO
BY` Tabe van der Zwaag, Associate Planner CUCAMONGA
SUBJECT: PRE-APPLICATION REVIEW DRC2010-00530 - NEVIS HOMES - A review of a
proposal for a small lot single-family residential subdivision on the site of an approved
multi-family development on 12.1 acres of land in the Medium Residential District (8 to
14 dwellings per acre), located at the northeast corner of Arrow Route and Baker Street
• - APN: 0207-201-01, 21 and 44. Related files: Development Code Amendment
DRC2010-00531, Development Review DRC2004-00705, and Tentative Tract Map
SUBTT17013.
Review Process: The Pre-Application Review process provides a project proponent with the
opportunity to present schematic designs to the Planning Commission prior to formal application
submittal, in order to receive broad, general comments and direction. The focus of the meeting is a
discussion by the Planning Commissioners regarding the technical and design issues related to-the •
project. The meeting is not a forum for debate and no formal decision or vote is made. After the
meeting, staff prepares written comments summarizing the direction' of the Commission and staff, •
which are sent to the applicant.
• Request: The applicant is requesting that the Planning Commission review their proposal to develop
a 95-unit single-family small lot subdivision on the site of an approved 12.1 acre, 105-unit multi-family
condominium project. The application originally included a request for a Development Code
Amendment to reduce the 300-acre specific plan requirement. The applicant has since redesigned the
project and is no longer requesting the Specific Plan Amendment. The proposed design is now only •
deficient in meeting the Common Open Space requirement outlined in the Development Code.
Attached is a letter from the applicant explaining that the redesign is necessary considering changes
in consumer preference, market conditions, and greater restrictions that have been placed on
obtaining construction loans and mortgages for attached multi-family projects.
Background: The Planning Commission approved DRC2004-00705 and SUBTT17013 for the
development of 105 attached and detached townhouse units on March 23, 2006. The approved
Tentative Tract Map was for a single-lot condominium project with attached and detached units
ranging in size from 1,626 to over 2,000 square feet.
•
Development Code Requirements: The Development Code permits the development of single-
family residences in the Medium Development District (M), when developed using the Optional
Development Standards.
Development Code Inconsistencies: Staff has reviewed the proposed site plan and found the
following inconsistencies with the Optional 'Development Standards outlined in the Development
Code:
Required* Proposed
Common Open Space 35 Percent Less than 30 Percent
• Private Drive Aisles 36 Feet 28 Feet
(w/Curb Obstructions)
* Optional Development Standards
Item A
PLANNING COMMISSION STAFF REPORT
DRC2010-00530—NEVIS HOMES
February 23, 2011
Page 2
•
•
Policy Issue: The project is deficient in meeting the Common Open Space requirement. The
Development Code defines Common Open Space as common recreation facilities, open landscaped
areas, green belts, but excluding pavement or driveway areas or parkway landscaping within the
public right-of-way. The applicant has submitted Common Open Space calculations which include
landscaped areas outside the project walls (but also outside the public right-of-way), sidewalks within
the project, and the yard areas in front of the individual units. If these areas are not included, the
project is below the 35 percent Common Open Space requirement. The project does provide Private
Open Space areas that significantly exceed the Development Code requirement, and, when combined
with the proposed Common Open Space areas, meet the Usable Open Space (Common Open Space
+ Private Open Space) requirement of 40 percent. The applicant could redesign the project to
decrease the amount of Private Open Space to meet the Common Open Space requirement. The
question is whether the future residents will be better served by having larger Common Open Space
areas or with larger Private Open Space areas. Staff feels that there may be justification for approving
a Variance allowing the applicant to reduce the amount of Common Open Space for an increase in
the amount of Private Open Space.
Design Issues and Recommendations:
1. Consider adding common seating areas, wall mosaics, decorative planters or similar amenities
at the end of the paseos in order to provide each paseo with a common meeting area and to
provide a focal point at the end of each paseo.
2. Consider adding courtyards surrounded by low seating walls at the front of each unit to better •
define the front entrances and provide an additional seating area.
3. The proposed private streets are not designed to City standards. Per the Engineering
Department, they must be designated as drive aisles on the tract map or be designed to City
standards.
4. The City has a policy that requires projects with private streets to be gated. It the project is not
gated, the streets will need to meet City standards.
5. The applicant is proposing two access driveways off of Arrow Route. Staff recommends
eliminating at least one of the entrances to provide additional green space.
Respectfully submitted,
Jame7)-2.11144-
. Troyer, AICP
Planning Director
•
JRT:TV/Is
Attachments: Exhibit A -Applicant Letter
Exhibit B - Colored Plans •
Exhibit C - Engineering Comments dated February 15, 2011
Exhibit D - Full Size Plans (Distributed under separate cover)
A-2
CITY OF RANCHO CUCAMONGA
• ENGINEERING DIVISION Project No. DRC2010-00530
PRE-APPLICATION REVIEW Type SFR & Multi Family Homes
Location NEC Arrow Route and
Baker Avenue
To Planning Division: Tabe Van der Zwaaq APN 207-201-01, 21 &44
PC Workshop 2-23-11 By: Willie Valbuena Ckd: 7. YkJty 17/5//I
COMMENTS: /1/// /
1. Provide updated focused Traffic studies, using current traffic counts, at the intersections
of Arrow Route at Baker Avenue and Arrow Route at Grove Avenue. Study AM and PM
peak periods.
2. The proposed westerly drive approach on Arrow Route is too close to the intersection of
Arrow Route and Baker Avenue, unless it is for an emergency access only.
3. Proposed gated entrances shall conform to the attached City "Residential Project Gated
Entrance Design Guide" standard.
4. If the project proposes to install private streets, they shall be per City "Local Street"
standards. Provide a typical section on the Site Plan and Grading Plan.
• 5. Construct the southeasterly driveway of the project so that it can be jointly used by
property to the west.
a) The driveway shall not be limited to emergency only.
b) Provide an access easement in favor of adjacent property.
6. Access easement shall be provided ensuring ingress and egress for the benefit of
existing mobile home park to the north by CC&Rs or by deeds and shall be recorded
concurrently with the map. ,Drainage easements shall also be provided. Clarify in
CC&Rs that said drainage cannot be blocked. Assess shall be provided with all
development phases.
a) The width of the emergency vehicular access in favor of the Mobile Home Park
needs approval from Rancho Cucamonga Fire District.
7. Show all existing drive approaches on west side of Baker Avenue and on south side of
Arrow Route on the Site Plan. Provide widths of all proposed drive approaches.
•
loft
A-3
- C/TY OF /?/ANcyO Cr4CAMONG4
ENGf/VECgING 0/6'/S/0N
•
ROB 2O'
Gafe
ofCard Header
Visitor
Turnartmed
Area / ) •
n Ca// Coe
N o
sroP r
N
20 8' ie /0/
LANE
/-VCU vi5/TOR It7
sic r vow/ic
c9 .
cuv6 f
'°C- S /C .5T7' 5Fr •
RESIDENT/AL FAoI Ecr
A-4 GA TEC E/Y NA-A/C F
CGROUP Public Affairs • Land Use • Law
•
July 13, 2010 CITY OF RANCHO CUCAMONGA
JUL 1 3 2010
Mr. James R. Troyer, AICP
Planning Director RECEIVED - PLANNING
City of Rancho Cucamonga
10500 Civic Center Drive •
Rancho Cucamonga, California 91730
RE: Applications for Meridian Project
N.E. Corner of Arrow Route and Baker Avenue
Dear Mr. Troyer,
Thank you for taking the time to meet with me in the past regarding our concept for a detached,
small lot sub-division on the vacant property at the N.E. Corner of Arrow Route and Baker
Avenue. As we discussed, there is an existing, approved (but not built) multi-family, townhome
project planned for at this site. We believe that because of market conditions this multi-family
product is not buildable. As you may know, there is a similar multi-family, townhome project at
the N.W. corner of Arrow Route and Baker which went into bankruptcy and the units are now
being leased out. Because of changed consumer preferences, changed market conditions and
• restrictive rules on loans for construction and to buyers, we are proposing a detached, small lot
product.
Attached please find two our applications. First is the application for a pre-application review with
an accompanying payment of$5,212. This is for a proposed detached, small lot subdivision that
would replace the existing entitlement for multi-family townhomes. We have included a draft site
plan and various elevations for you consideration. Since these are draft plans and elevations we
are open to comments and revisions.
Our second application is to amend the section of zoning code that requires a 300 acre minimum
for a specific plan and accompanying payment of$1,535. Due to the scarcity of large, un-
developed parcels and the rise of in-fill development, we propose that the city council allow itself
to consider a specific plan that is less then 300 acres. For this project, we believe a specific plan
is the proper zoning implementation tool because it will allow us to design a livable neighborhood
that the future residents, our neighbors and the city will find to be more desirable then the existing
approved product. Additionally, since it will create fee-simple lots rather then "condo-map"
ownership, we believe it is more easily financed at the construction phase and buyer phase. As
such, we propose text language eliminating the 300 acre minimum, or simply adding a sentence
that grants the city council the authorization to consider a specific plan of any size.
Thank you for the consideration of our request.
•
Sincerr/elyy,, e
Stephen R. Sheldon
•
•
EXHIBIT A
Beach,CA 92660 • p hcse 949-777-9400 • fax 949-7779410 • web www.sheldongrp.com
erside 951-300-2220 San Diego 619-233-7135
03
CO
W ti.; �, �l •, ' . -- i 4r u`_ CL-cam -x.:: --1 i .NC
c ,� i:c u }' 1 0 I.
<L
t . i '- - -- . ; ------- 33 _ 1B
Moo N(-) El
•alp, 1IT a 4 'f '1 14 11►" k �j L 1J w1
(..i I. .,tier.
------i- , Jr. *-1. �. �•
, , , _ „ , •,. .., .. , ,, _ J $1 •-,
(
A rt a
s
a) i , miff wt.m o" o
1 Lti Lilt I l in p C- g2S`
o
6.7 a -vas w s 0
o
a 1�qg ' '�C q��' , : C c O
el 44 agl7 N oga �'j� `4 ..c ..�..i .a O 3 0 0 O =
II Illet ,_,./0 t , , . - - . CD 0
a) D
U QmS I I o
r§ _____ . ip L.
, , k
'688°- . . 1 U
if . i 1 ;� tf ., o
' , &R,
b
p x ,.�
o p Q$ Q a�, ir:- i, ,. .,11-14 • . c.:, ,,C z gibe Q ' ,-[,, - I ! 1((r (D
i l
LL a - .0 Q
WJ p 1116+' �° +_
, _1 *Inv ri;
— ,_ ittiitihts: -
i
� � k
E t, - 1 111116%4 Mill Iti
a O } (� C O 'Y `. .. , `'.,V 1, ‘ _.a 4 S
C -a ? a) o .. a Qa I.
0 'any 19)108
(7-, N 0 N 2 I r
o o o
o � } N c o I
+— U '-
vvI) C co
6 S f
t-
T.,. n
O Na Q <
o n. ti m
�
1 l , g ; .0 (D ° ° � Q coo ° �
._ ° m D -- ag Baker,Ave. a z c a) m
a [r- Y G� � Q,C a C D Q
, . - C Q 3
U 1 -+ r 1 m
■
\' '
I
I I ` I {(D N co D J I 0
_ 1' • Q- .Z °° J�
1 \ I ! 1 O D C
.�
v
• ' —T - [
I.
_MOP' i/ •IY�. aye. a 0 077
- \ b a ).' [ (D `G
4 it i
I a a K e i a • !. ■ 1 a 'k a� . s ' a . a 1 a • s t. e : . , _ -_
6 \ C lfj f ; c..ili \l. , [ m T
0 ,., . ., likiir . .4 .N c I �I O !!'
O m Q X = a Pia I i ‘.' ti ., ,, ),,‘ E
o I 1 l ' Wgan a■a I iii I
\aillir O n I o N i G
_
mi D C `' ^NWT V ^N4»//D ^ I Z 11
mo-6 T930
f/1 c / 47 a • ,f y �n0 v�Np Q
LLl N
: ' ill.' •O �C I . ., m m $c'o b
n (D , m *\. .
Q.
t I a
JO Q Y i o_a C f 3 _ v� p y ° I I[ ic
ilkil :e •a
b
Epip.,,‘ P It:, :is, lig g O .. i L i � J1'I,i f � [a •..
. '
_ _ o \ a A I I.
U .I - I �i t,,,. , 4 , , , , , .
-11 .
mp IN 0 14 '3,F: Ili \ _n> -E-1 ��§ II a-
`�,gD
'�
•
a a." a• aI aZ�
P 1 l \ l it_ t . �i • 1...L.,
n I Pi-.• .a
D
.Q
•
7 r
—+O� Q � I. I I I I I I I-1 n II nii-
m
CD
a x
•
• • 0 ;
a)
a)
x
0)
w
p--1 ) I I 'I u I I u ,l_\ I o }
`__ JQ v
ci
_,- D
''g -,8 'g ../.-] ---k-----7--- / it . . i
O
--L___,5,1 1 ior
U 1 la
O 1 _ i i ■
41'4-K
\ . i
1 2 2 g ..2 lip j ^ _ W
mihmi 01
r _�
■ _ E
.111 MB IM III MI Ili El 0 � r 5 pill : ■ J ..
Q �
4-
liii I; t �' Vie.
g s. ..a l 4,...,144'.BA _Aim vd�r, .q
$
J . IJJI 1141
11 3
U $ e$ 1 R ,\
a: l':\:\ III 1._' <a)a.j , , ) R ! , --
J
-8 ]' in ,,, . r----.0_4.„ \
i 11 a a . It 1 IH __
1 , . ,--, I_ „F.,.. „ . ___, . (1) • •
U i II ._ . . .
D oi ..- X a III : , .
p �QNES c ' 0 0
a
m ,u.,,,,,.r,, A 0 N O
Q 1�, II ? . ill E,_
Qi �17NEI v7NCi i 0 I L� U Q)
J
.igili , g0a. . . %
\ I co a) U Z
U
:: I a
641 J �` °
O ONES O
^ ^, U
.L W 1
i 0 CC
L W: W
Nt
li �F
W I I �S 42 . ci-
, to r I•t C W
I I i
Q
W , j ■ I
I ■ a ■ ■ alai * II, f �R r, t 1 a al * R � c h��!k ii r 22 _ '1/4 1 I
IC
E 6 ti; _ _i I
i ,1/4-. - - - \ alr b MIN in ..
E 0 s E mUUs
(
'all illii MIS ink 1
I) 0
O = d 7y 1 .
"
m am 2 & � �
(1) MN E`,° w o
8 Em 26 _ ir
v ° o o - a 1 v 'any ,J e) D ,� I R
y 0 j }° Y
L,. c � ° � pp � ac O � I
v Oy °
mV ° � cJ I
i a-
Q� C LA
S • •
' • • •
U)
N 0
U
� a) Q _ Q
U
Q 0 6 IE O c
•Q 0 U U 2 0 0 0
> 0 cn DU)
Li; � > � O a
Io
Uz
•
7
N — tom "~i5
Ig■• NUS
` - Ww�
t
1
to
ilic-
I L J L J I_
I � � I
I _ E L M
I
If— �-, ❑ \ / /
CH : c
1 En
� U
i
° �t �. Z., 1 4— u)M -1—
\ 4 ::° / `~' / O I'
� O
II
/ / �_ >
� D I �- U N
M / / `O i Q ! CC� Uz
C U
h -----2 (....) I
cv 6
I
l Q
1
I ❑ 1 r_
, ,
•
s
R
i
• • •
ez
j
•
•
U
` 'l
;£ -:Ili ».c .ili .∎
D p ,
e .w1Yw111� M
_
9 3
e•... dq 7MM914'
F .,r. . 4 C � h.. T �.'' 6.•
• h:�.;
.» .a
! A
. t •, : . r
A R'
r wi. TI
Z 1 !'.1 •
Q ,sy �I—LI. 1: Z �
o n Ili__ , Z I - �_
0 o 0 mat n r,. —,+_
Z C rn G w- . .r wi . ,ir, r'
Ng
irr5- Q Q C nZ .why � `
'
I ' • �n C S '• ,'�(D CD _
-1 origsNi,illkt . -2tii...,..-; -.9--- -
QII f m' i I ' is I I--- -
1__ t . „ :, 1
t1 I•
r__._I-� i .
-s�'
n>
ml ;' I - t— S, 1
� . till '—
I A, fv 't
,irlimpr•—• _4p.r.-.14 1. I-4* / [4+ :
sue .
r,` t. 5"g r l F {
v
i .....11114#11'...a
r •
E �_ _. , . a,.aYk�1. 1,
a rn m •+.lTcilrl71'
n r -tm � b�
eicnii
mg -D
^'z5
i pI
It k
0
o Q W 0
cb ° r to
O _
o
II or t O CO
aia °W 4i 00
V O Y O o Te
x co N N U ° O V < cn c ;
o
z < n = Er
vs
OQ � ` 0 , .
it in wc 0 tilt
2 U .2a
aQ Ti.
ax Et' y •>
la .... on ■oHa ° � m 4.1
0 0
a H W
Goa 0
ca
� V) 0 co
J = ` 0 d � .co
,:. \N
-
c:
- i J ;.4-...f 9 + ,f}¢ p, . i r' _a ``.' ' ' Il•
--' k s :kt ' 't ,�' 'SJ, aJu
�2 iY L '�� F' iKt cg, v i
�.t" JIS
r rf �� 1IV}-f: 4 ba. c.:-..„2.Xr �.
J y,,..� �$ iQ , , V }...tit{ c.,t,h. r ; I F ...,
its r t, "1 . k . °k. `^. c • R ;
• ,..”..;ty, ` . ;:;.;.„: `;.,,;,,i ,,T--;-- ,- ' i 12 1 tr,itsta .
0 °t�r ?Y. lir.: rr � '`� .. 1 did�",�a c �.-� � d; � 'a ay rr� Ft ��?F r f kwun '�:.,•1 v.a _ a4 I4 rrr 12;"1 ■
w
,
r.,,,..>SAS,'T'144.#Skpr,44:%.,;,..“,::..-_ ,-Y i i ,` +11 X
•
- .Y Jv�y�\1'4. �
n y r &..iy..�i' , cf.-el ,24i.. 7 r' D ^
,,,.'',.
c > a, 'y.
, "w'}^ -24.
."..,+,T1,. ( t if
1 'i ^ayt hu iPl�
rt' ' - -J-..— shit-.a-,.,.m ,-'" .:7 ..gi.E:
i � 1 1
9 r ' r
i1 �4 n
fin
ee!
999 y 1 { y l
i 4, 4 '4,1.. {y.i I� ‘ { '
i 3"I° >).,
4C l' ,P . ' i ' 1 7,11-7 .:;';t! .n ) j•
�. m t f'.4 F J J '� o r [ P
n 1J-„ 1,•;• ,--,�t 4V , .IA, Cb
yycc'' t l m IIII . ri'
N.
\ 1t„,1 'wg0a 9 - rya.
, C
t s 0-'1 av C
L >�
�t ^ " i
: L
U O 4
O
3 Q
i�� Y 'f Co) ^ +r O O
„,
� 4 -i 0 aW W L
:„, tTi)j t r; f 0 L 0 0 Q
f ,' ,^4 zi r4 �r N U0E O
0 ('_, t, '^„ O O Vas
h 1 ,a; 1 Co C t C 'la
11
�. ` �r1 V
i par, l Q C - .9g wQ
n ,A
O +•+ L
i.. i� �, `Fyn " •* i w-4 V/
�F
rf r .
i rV. � L a ' 1
k 0 c6 O > 0 e
[� s' 4 IY
i ti O C O
CO a�
i a •.Fed ii^ ^`
h � f . O
E �a 0 sala
e
`. -O C +.+ 0 >, O 4.
��'t:. 1 C •t •� O .Q 0
ca •O �,, L C _ n
ca 0 O -
• • co � O m E r.
o .-
D � 0w o WC
ca 4+- •S O > L O
O
Ce C -0 J 5 O
0 •P O O a U a)
Vcn > cn O O Q
O 0 0 > co s
Cr Le,_
g
4 .1i
m • • •
lige
•
. . ; n- •i,I.,'4'14:;.1,,,„,
.. .
- • • \Iiit ik gg '
0) >N • t'' ILIHR,i
•
C C . . ' .14 * ' ''.:-, • ' ? .
. . \''4S-'r' ' • ' .
V CY) CO 0) I ,
....0. c • ,, - .
• ' Ifitt “.7- • . / . .
C3 • CD I-
. MIMS
= LW 0
•WM L1)
i 7ir,71- , -.-3 m ' . .
C/) c .. • e „. r, ' , .,, 1 .
UJ al CD w
]
V .
4
0 OD >1 W .rt 1%,,
0 C' s I. a .: •::, i ..-r
n 1m
na)
UJ __
cu
0 0 CD J .2
k •miarbOal.'-‘,-? ' •
,
C) :1-1 o •■
c g\ , •,— 1.4.,44-7.. .• 4
\ - , tut • ,. '1
oC A% C
I' ■ 1.11.,1111, .
miml w Q) - 4.1 •..
> -0 C.0 ca tim...0.• [ zg,.
. . c ••-- i
Cl) 0 ,
C.) —tn immi (1-3 4- 0 t
;IMF: I
■ •if CC 0 CO am
0 CI) = 0)
CD ITII 2 E a)
... c
— - o -I c vu, •-
- tx a n .= •... Jo a _
,. : l'.;:.:44" -. :.litA6rkni-7c / !W I...*
L.L.I -0 4-1 0
t- m 03 CD b-- - ' ••• rt. •
•,-...: 4,/,:i, t i•=•, 1,4‘,..,t,/,.vi. „, -:,-. ,. v'..,
j"--4-'1" ."
0 C a eW 0••••• cn — 0 mos... '....:: .i.- , :,,..;;.......
0 a a 1 a cp .. cn • ....-.....-.= r_. 4,
i ,... . ... .--. . '`..rj
31 V V ta%...4.3-vr. . I, ...tv,b7. —9,, Ili
. 1-1-r,Ver.n p ". „:( -_,Itr?,,:c ;;;,
Li- n V 5 0 1.- c a) v'z'N'Aisyksco•A ',.... . 'e-- ' u.ii.,z5Avitisalm
_,., 1 tit,t,44 ,4-;,-EA_,c. .,—A: isitvw;fr?
0 c o as a) 0 as %.0 ,?::,:efe4c-,, ti Isp.pcp.t. -,t.c 1 1-,;e0ge.elii
.
< 1 ca _1 i_ a 0) — a) .z_.c."1.c5.,-,Iryca, , ., , : eystsci.ta
I w
" 0 -a w 0 , nt-
La . wi C
.. .: • , . ‘ --;
C.) ca z a) 0- a 5 C
uj CC 0 4..ctsx mai 7E an' c1".T..:4:,...:::%lg,;.:....',:::,
_ a- C.) o MiMi
1=IIIM CI) > N a a . .- •i::,1••a \; .-....;.. 11-...-, ' Nt --•
'. Ct • < • = 'X a %., itst, 41. - , ..,.....-„ct.-:, ,, ■■1 . •".., 11., "
Ems 0 Ct3
IP '-1 1
'life sea Co ami ' $
qt. CI3
U) =
e 0 0 t
ii :::,„ :I, .-+;?...--.7 ' : .• •
,
, . . . .
- ' - ft " :•.} ,:,-,c, ... .: •
,-. IA - —
as -J st • V
.1 C/) .0 C 4.1 , s
. " • ...
- . • LU I-- .— CD
‘; • ,.
\ , „,,,._ I- <, ' - i• 2 • •
• \‘‘,. -
. •,, •
C >
Q)
CU E
- a) a)
-3 O L
• •-
E SE* t "ow
✓ V cu
L c 2 L
O4- O
O `- •
to ......z c
• O OL - U iti
O ° Qti
RS a ct O C
c Sc O L
a)co L O r
O = 0 N c
U
U =
c, %5 tre-s_, ap
‘, 1\ \ 111 ,.: A hf?.1: Y.
‘axi
.y$4,,, °IM.h •
. .fie,
U)
• 1 1
ca — L
' O «i pro Q Oo
07,MC °
W .
30 NN 00)-
00 a) CD .1 (r) -a .= .c3cD
02 -a °00 0 5s,., ao
O � •- 00 w L QCO
0 . . 1 WO0_73 . .
Uao QXa
0i0 < N 171IC
ct aJ 1 0 (V co 1
OtL. rLJ O � J =
+1 C C
Zw > ; C o O U L >
. OnQO � tWOQ
I— Ce1..1 O E 0y- 0 > 00
Z 'F•- tea) Owon 't
UvL (a � OC = 2ccao
W � ZsCD cnWr
. 0 0c0a 0 caOi aoc 0V
aa'- 0 •- aEW o1X
G L Oyc wera. 410
O OO • • O. a� OO • •
ZaJV 2 a L O
Q a+ U. a `e• 1+ ii
JQOO Qoxcas
11 ++ U � l +1@60OU
re co g{.+ as Qa) L .U .hJO
O W '7) .V O Cn M 0 " W W
„0"
Q
on •
Jr- ,� - o . o
it Ati, t ,a , : 2cc caOr a < C1.20 r
v ,\\ Vat. . .:i ..C. ",fir.
.
�.v.. N� 0..i\�F ....^.c.....1rr.r...�......-.....w.v.,... i.. .....:...v_ u 'µ
+* _ , 4 ,� ,
SO •
1
- I
, ,- �d 4WD . odw9 Id jdMp Grape P1 Id
ii .n4 i �'. a. ;
•
tv
�` F
I
v r
it
1 Iinf q�;C ( }tdr p 'sy C)•�. )� F, s .. w Cl) al■I 13
w +M� '' ,11 .' C L
t s O 0 CU CU
Z rr 1d A` t ] L
cts
Clii
CO CU cp
CD
r . F !•, �Iy6,. 5I _, 1 •
CC
CO 4MI N E Ct •_ C }' 3 .
IIIIII
00 L
IIIMIIIIIII O p • ca a CD w
I. •� p OZ ca cao
CD
HIlIJID
� �� Opp � � � .
m cx U a c oC
\. ,
0 4— 0 0)
� ca v_ 0 - 'N •1-+ 0 0
�+ •— .-
0000 � � >,� •� t
>,U C t o •fl% O a ,A V)
V � � 0N
c� � � o
C ctS 0 '— 'X Wm.
owv CD Oa30
� 00i6 " V � Ql_ �
_ ea coa �� U)) X0 _ 0
• OLL � Q� O EwE
•� X000 Ct � .- _V CU
(f) O . >+ >, L. 30LX
� cn00 � � c .Q >1 ftf0
RS c� � •- ' CD - 1 air 0 �
U - i.. 1. 0 3 ' C0
.0 •-
L >1.— L. • r �•— w �
O Lcn -0 caO0 C � � ca
4-1 Co O0- O " O U O 0 0 .0
•� 0 (/) 0S -C 00cn 3tO '-
Q. O � 0 — > = V a) •
0a ~ _ V _ v 0Vs0ca•
mC OVL '0 ii= +0+ '.0 .0 S C/) CtC
1- -0 CD OCoin := 30 >, 0
% �� LL Ll 0+.+ in 4-I 0 LL r ca C .—
a.
•
ch
G) S
G) G)
ela _c ha O •_
O G)
I .
G) W 00 >
U OzG) 4-• 4:2 ca -
V •— c/) 3SQ 'a
CtS '`�
,0W ♦O fl .a �O =
=
� O -
U ?'oa _ >_ d
•_ UE Oc � +- '
C 4- f0
Y = � 00
}� W O
.=, 04- L c o— W s.
C/) Nif Z= E •_ = O.
ca 0 = � W _ LL
Q aji0'' _C L tria4-+
.L
0 _ � . _ asG) OU .`
O •-
•— s +� Os O0
• O> L-0Q ♦ � oC
G -D G) a GO = cnca
•_ s _
I- 0 c Ha) 4- i0 -
0 0 O tZ ri U 0C.)U . co CD
• C♦ , 2
•_ C
i •
Cr, I CO COaW U3 oZ0
•
.„0.58,-..'i
y
A,
, '`'. ..... ti.). ,.
.,.'.. , it .1 . , ..
t � `` 1 s7aj7., ,h
•
,�i i
• f it 1,4
it;
I
w1,
v.
:.i.ir,
r \,. ,,
4 ,,+ i '•
i
t
•
, r •
33
•
N -
O :`_ I
mot'
0 t•
•
it A
.ate S, , u ,� c
:. ',, a r, \ ` 1 7
\\
,, . . ., i,;;
Sp
III ....,.. ... .
•
' ..-..,f ' ti,,
t.
- , f. t i':til
d
1' I I ,{ Y■ 1 r l'
''' rte.
4 •!fig„
'' M'Y h..,.
.1 .• \ , .`•
1 ���
� tl '
• , . ' i, w
, A, .fc:____.:— . #,..-"-- .',..:' •- . - ' ,
4i rr A
ti r
N
o 4.,
0 .
y
- _ -- -
C
C C cu E s
(1), 0 0 0 ela
e •cn az i
E •- camp � 'a
U E Q a)
w E v U ma)
as
.CU C J to L.
W 0 p = •
c
Z > ; O
Oa) oc� oas
QON -
i Q � as
Z so 0 0 LP
w •L - 0 0 O
0 r r
c0pmooa
._
0 = c N N V
0 v 0 0 =
2
4:444st
\\ .4. le
IA voi\ 1 ....._
SIGN-IN SHEET
PLANNING COMMISSION MEETING
February 23, 2011
NAME ' COMPANY. , ADDRESS
bec