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HomeMy WebLinkAboutMinutes Planning Commission - 03/08/2006 o MINUTES ^ry ?��,,' REGULAR PLANNING COMMISSION MEETING o R 2008 Council Chambers-City Hall RECEIVED Wednesday—March 8,2006 co CITYSECRETARPs 5:30 P.M. y OFFICE Q' d Aa� , 2I l£l1CCIL4/' COMMISSIONERS PRESENT: STAFF PRESENT: R. Bryan Stone,Chairman Barbara Holly,AICP,Director of Rudy Garza,Vice Chairman Development Services Fred Braselton Michael Gunning,AICP,Assistant Atilano J.Huerta Director of Development Services/ Johnny R. Martinez Director of Planning Michael Pusley('Arrived 5:41 p.m.) Mary Frances Teniente,PE,Assistant Eloy H. Salazar Director of Development Services Robert Zamora Faryce Goode-Macon, Senior City Planner Miguel S. Saldafia, AICP, City Planner COMMISSIONERS ABSENT: Sylvia Arispe,City Planner James Skrobarczyk, Sr. Mic Raasch,City Planner Adriana Trujillo,City Planner Gary Smith,Assistant City Attorney Gail Perry,Recording Secretary I. CALL TO ORDER A quorum was declared and the meeting was called to order at 5:35 p.m. II. APPROVAL OF MINUTES Motion for approval of Planning Commission Minutes of February 22,2006 was made by Commissioner Martinez and seconded by Vice-Chairman Garza. Motion passed unanimously with Commissioner Pusley and Skrobarzyk being absent. III. PLATS 1. Continued Plats Miguel Saldafia read continued plat agenda items"a and b"(shown below)into the record and stated that Staff recommended approval. a. 0106009-P009 Gardendale Subdivision, Block 7,Lots 10C& 10D (Final— 0.234 Acre) Located west of Nelson Lane and north of Holly Road. SCANNED Planning Commission hotes March 8,2006 Page 2 b. 0206039-NP022 Waldron Road Subdivision,Block 1, Lots 1 &2(Preliminary— 15.8985 Acres) Located south of Graham Road and east of Waldron Road. Motion made by Commissioner Braselton and seconded by Commissioner Martinez to recommend continuance of plat item"a"to the March 22,2006 Planning Commission meeting and plat item"b"to the April 19, 2006 Planning Commission meeting. The motion passed unanimously with Commissioner Skrobarczyk being absent. 2. New Plats Miguel Saidana read plat agenda items"a,b, and f'(shown below)into the record and stated that Staff recommends approval. a. 0306043-P018 Foxwood Estates Phase I (Final—6.65 Acres) Located west of Everhart Road at Snowgoose Drive. b. 0306044-P019 Foxwood Estates Phase 2 (Final—37.156 Acres) Located between Everhart Road and Grand Junction Drive south of Saratoga Boulevard(SH 357). f. 0306052-NP033 Starcrest Place Unit 2,Block 4, Lots I 6A& 16B (Final Replat— 9.688 Acres) Located south of Agnes Street(SH 44)and east of Navigation Boulevard. Public hearing was opened. There was no one in favor or opposition. Public hearing was closed. Motion for approval of plat agenda items"a,b and f'was made by Vice-Chairman Garza and seconded by Commissioner Braselton. Motion passed unanimously with Commissioner Skrobarzyk being absent. Miguel Saldana read plat agenda items"c and d"(shown below) into the record and stated that the applicant was requesting a continuance to the March 22,2006 Planning Commission meeting and Staff concurs. Planning Commission isles March 8,2006 Page 3 c. 0306049-NP030 Airline Crossing(Preliminary-47.87 Acres) Located south of Lipes Boulevard, west of Airline Road and north of Yorktown Boulevard. d. 0306050-NP031 Gateway Park, Block 2,Lots IR&2R(Final Replat— 0.4906 Acre) Located south of Knickerbocker Street and west of Cline Street. Motion made by Vice-Chairman Garza and seconded by Commissioner Zamora to recommend continuance of plat items"c and d"to the March 22, 2006 Planning Commission meeting. The motion passed unanimously with Commissioner Skrobarczyk being absent. Miguel Saidana read plat agenda item"e"(shown below) into the record and stated that Staff recommends approval. e. 0306051-NP032 Rancho Vista Subdivision Unit I,Block 1,Lots 1 &2, Block 2, Lots 1-14, Block 3,Lots 1-14, Block 5,Lots 1-20 (Amending—9.208 Acres) Located south of Yorktown Boulevard and east of Rodd Field Road. Ms. Holly stated that this plat incorporates the zoning change that was recently approved by City Council. In answer to Commissioner Salazar's question,Mr. Saldafia stated that the subject property does not abut to Rodd Field Road. Public hearing was opened. There was no one in favor or opposition. Public hearing was closed. Motion for approval of plat agenda item"e"was made by Commissioner Salazar and seconded by Commissioner Martinez. Motion passed unanimously with Commissioner Braselton abstaining from the vote and Commissioner Skrobarzyk being absent. IV. ZONING ORDINANCE AMENDMENT—RELATING TO THE SIZE,HEIGHT, AND THE NUMBER OF SIGNS ALONG CERTAIN ROADWAY CLASSIFICATIONS. Faryce Goode-Macon stated that the City has completed some modifications to the sign ordinance which is now being presented to Planning Commission in ordinance form which addresses the districts being affected and components being eliminated to address signage removed out of the various districts. Planning Commission ices March 8,2006 Page 4 With the assistance from the Adhoc Committee and City staff,these are the amendments that have been agreed upon. The City is also adding sections regarding exempt and directional signs, entrance and exit signs and memo boards in addition to number of signs, area and height calculations. There were also provisions being made to identify various corridors that Staff and the Adhoc Committee addressed due to their residential nature which signage was based on collector standards rather than arterials. The changes are as follows: • Single Tenant Free Standing Sign—One sign per street frontage within the 20 foot setback. ✓ Expressways: Sign Area-350 Feet,Sign Height-65 Feet ✓ Arterials: Sign Area-200 SF, Sign Height-40 Feet ✓ Collectors: Sign Area-64 SF, Sign Height-20 Feet • Single Tenant Wall Sign The square footage for electric,non-electric attached or painted signs shall not exceed 25%of the building square footage for each elevation. • Multi-Tenant Free Standing Signs(3 or more tenants) ✓ Expressways: Sign Area-650 Feet, Sign Height-65 Feet ✓ Arterials: Sign Area-500 SF, Sign Height-50 Feet ✓ Collectors: Sign Area-250 SF, Sign Height-32 Feet Up to an additional ten(10) feet may be added if the adjacent street grade is elevated. The electronic continuous message boards are included in this item. For freestanding signs located behind the 20 foot front setback, signage is limited to 64 square feet in area with a maximum height of 20 feet. • Additional Freestanding Signage-25,000+SF Building Structure Allowed signage would be one(1)sign per street frontage/access and one(I)additional sign every 500 feet of street frontage/access. Same project siding on a collector street may use arterial sign standards. • Multi-Tenant Free Standing Signs 80%of total wall length,unlimited sign height. • Additional Signage—Fueling Stations(one(1)sign per street frontage) New Auto Sales(Allowance of one(1)sign per each separate car manufacturer with no spacing criteria) Siun Dimensions Height: 33 feet maximum Size: 165 feet square feet maximum Commissioner Pusley stated that in reference to the"Multi-Tenant Wall Sign"whereby the language indicates an 80%wall maximum length,five (5)different businesses in one structure could request to have their own individual sign utilizing maximum length of one wall. Ms. Goode-Macon stated that a combination sign may be displayed utilizing 80%of the wall length. Planning Commissioiites 11.0 March 8,2006 Page 5 Commissioner Salazar stated regarding single tenant freestanding signage on an expressway, a 25,000+footage structure would be allowed a 350 square feet sign with a multi tenant structure being allowed a 650 square feet structure which seems unequal. The committee also looked at Corpus Christi areas that were located on arterials but had a character of a collector street. The committee felt those arterials should be treated as collector streets. They are as follows: • North to South Arterials (right-of-ways) ✓ McKinzie Rd.—from Atlanta Street south to the north side of Stonewall Blvd. ✓ Rand Morgan Rd.—from Up River Road south to the north side of Wilkins St. ✓ Greenwood Rd.—from Lawton Street south to the north side of Gollihar Rd. ✓ Weber Rd.—from McArdle Rd. south to the north side of Delphine St. ✓ Everhard Rd.—from Avalon Street south to the north side of Jacquelyn Drive from Janssen Drive south to the north side of Mt.Vernon Drive,Shadowbend Drive south to Oso Parkway. ✓ Airline Rd.—from Gregory Drive south to Belmeade Drive and Wooldridge Road south to Sandra Lane. ✓ Cimarron Rd.—from Dunbarton Oak Drive to the north side of Cimarron Lake Drive. ✓ Waldron Rd.—from Don Patricio south to the north side of Caribbean Dr. • East to West Arterial(right-of-ways) ✓ Ocean Dr./Shoreline Blvd.—from Resaca St. east to the west side of Country Club Drive. ✓ Alameda St.—from Angel Avenue to the west side of Brawner Pkwy. ✓ Home Rd.—from Old Brownsville Rd. east to west side of Cross-Town Expressway ✓ Gollihar Rd.—from Greenwood east to the west side of Vestal St.,Kilgore St. east to the west side of Southwood St., Randall Dr.east to the west side of Sequoia St. and Dody St.east to the west side of Marie St. • East to West Arterial Continued(right-of-ways) ✓ McArdle Rd.—from Holmes Dr. east to the west side of Dorothy Drive. ✓ Holly Rd.—from the east side of Holly Park Apartments at 3338 Holly Road east to the west side of Carroll Lane and Nelson St. east to the west side of South Staples Street. ✓ Yorktown Blvd.,-from Weber Rd.,east to the west side of S. Staples St., Briecesco Drive east to the west side of Annemasse St.,and Casa Blanca Ct., east to the Laguna Madre. In answer to Chairman Stone's question,Faryce Goode-Macon stated that the above section may have additional arterial roads added to as needed. In answer to Commissioner Pusley's question,Gary Smith,Legal Counsel, stated the importance of being careful on how`objectionable moral-based"type signs are regulated. Mr. Smith stated that Legal would follow up on the guidelines. In answer to Commissioner Huerta's question,Mr. Smith stated that an architectural committee could be established which would also look at desirable signage on new construction through the reworking of the Zoning Ordinance should the City choose to do so. Planning Commission 10.0es v March 8,2006 Page 6 In answer to Commissioner Braselton's question,Ms.Goode-Macon stated that the larger hotels would be able to display a wall sign and a free standing sign. Public hearing was opened. David Lobe, Landlord Resources,921 N. Chaparral,Corpus Christi,Texas stated that the first issue to be addressed is the 25,000+freestanding sign item. Shopping centers are probably the most heavily regulated areas with engineering specifications needing to be received prior to signage being displayed. As I understood the changes to be made, an extra freestanding sign would be allowed as long as it was within 150 feet. However,the ordinance reads for every 500 foot of frontage,an extra freestanding sign is allowed. Landlord Resources has a 40,000 square feet shopping center that has about 330 square feet of frontage on Everhart Road and currently has three(3) free standing signs on it. In the event,the development needed to be re-built;the City would only allow one(1) freestanding sign which does not seem like a lot of signage. The second issue concerns multi-tenant free standing signs which allow 80%of the total wall length being used. The concern is having our restrictions downsized so much as to lower what our sign requirements have been. The last issue is that there is no definition what a pad site is within the Zoning Ordinance. Ms. Holly stated on a pad site each freestanding building would receive an individual sign. If you had zero lot line buildings,you would get one(1) sign for every 500 feet of frontage and each building would receive a sign. Mr. Loeb stated that would be an issue for Landlord Resources such as Lamar Park which has less than 500 feet of street frontage. Some lots configured deep or L-shaped would have limited signage. Mr.Loeb stated his desire that some of these areas in the proposed sign ordinance be corrected and be brought back before Planning Commission. Ms. Holly stated that since a close relationship has been formed with the Committee, the City will commit that the Adhoc Committee will meet again before the City Council meeting and insure that all changes are made. Commissioner Pusley stated that through the meetings,more monument signs were encouraged for multi-tenant situations. Mr. Loeb stated that monument signs do not work well in Corpus Christi. In answer to Commissioner Salazar's question,Mr.Loeb stated that total land area would be a good idea to calculate signage. Mr. Loeb stated his agreement to a structure being greater than 25,000 square feet allowing an additional freestanding sign as long as it was 150 feet away from the initial sign and additional signs being allowed for every 500 feet of frontage. Looking at how our centers are split up,some are situated on one-two lots but other developments are showing lots being re-plated with every single lot having an individual sign which is not very attractive to the City aesthetically. In answer to Vice-Chairman Garza's question,once the sign ordinance is approved by City Council and changes have been made,there will still be a process that will allow the City to amend the ordinance as needed. In answer to Commissioner Huerta's question,Ms. Holly stated that the intent of the Multi-Tenant Free Standing Signs was a maximum linear width of 80%of the tenant space. Planning Commissiolhoutes 41.0 March 8,2006 Page 7 Camra Dougherty, 2306 Mercury,Corpus Christi,Texas stated that regarding the Multi-Tenant Free Standing Signs,the Committee's intent was the ability to use 80%of the width of the sign ban which is how the majority of sign structure for shopping centers is placed. The other area to be included in the sign ordinance is the requirement of having all signs providing an engineer seal for conformance. Public hearing was closed. Commissioner Salazar stated the importance of having the items to be corrected included in the motion. Commissioner Huerta stated the Committee's intent was not to regulate the business themselves but sign aesthetics. Our sign requirements are more lenient than some of the larger cities in Texas. A large process has been completed and I do not believe delay is needed to correct these areas. Commissioner Pusley stated his confidence that Staff can correct these minor areas prior to going to City Council. Motion by Vice-Chairman Garza and seconded by Commissioner Pusley to approve the sign ordinance with changes being made and an email sent to Planning Commission reflecting those changes when completed. The changes are as follows: • Language revised regarding the 80%of total wall length on the Multi-Tenant Free Standing Signs • Additional Freestanding Signage—additional sign every 500 feet of frontage to be reviewed. • A requirement in the sign ordinance providing a statement on wind-load and engineering of certain signs. • Motion passed unanimously with Commissioner Skrobarczyk being absent. V. ZONING 1. Tabled Zoning a. 0206-07 Mark D. Stockseth: From"R-1B"One-family Dwelling District to a "RE"Residential Estate District Being 26.733 acres,consisting of a portion of Lots 1,2 and 3, Section 36,Flour Bluff&Encinal Farm&Garden Tracts,located on the west side of Roscher Road and south of Ramfield Road. Michael Gunning stated that the above case had been tabled from the February 22, 2006 Planning Commission meeting to provide time for the applicant to work on additional plat items and reach an agreement of maintenance for the surrounding infrastructure. The request is for a "RE"Residential Estate District for the purpose of development of a gated subdivision at the subject property being located on Roscher and Ramfield Road. The surrounding area includes primarily undeveloped land and single family residential property. The streets will be private with no curb and gutters. The applicant will maintain streets and drainage and has agreed to the installation of sanitary sewer until the permanent sewer is tapped into. Planning Commissions March 8,2006 Page 8 Staff originally recommended denial of this request but after meetings with the applicant, Staff now recommends approval due to the agreement regarding street maintenance and infrastructure. Public hearing was opened. There was no one in favor or opposition. Public hearing was closed. Motion for approval was made by Vice-Chairman Garza and seconded by Commissioner Martinez. Motion passed unanimously with Commissioner Skrobarzyk being absent. 2. New Zoning a. 0306-01 Kyle McGee: From"R-1B"One-Family Dwelling District and"A-1" Apartment House District to a"B-4"General Business District Being 4.01 acres out of the southwest corner,Lot 32, Sec. 18,Flour Bluff and Encinal Farm&Garden Tracts,located along Holly Road, 800 feet east of Airline Road and 300 feet west of Woodbend Drive. Sylvia Arispe reviewed the subject property and land use and stated the applicant is requesting a"B-4"General Business District for the purpose of developing a professional office complex and upscale mini-storage development. The development will accommodate the professional office at the front portion of the site with the mini storage facility located in the rear portion of the property. The development will be over a period of three week. The professional office complex will consist of 4,500 square feet with six to eight employees. The subject property is located on Holly and Airline Road with access being provided on Holly Road. The surrounding land use shows multi family to the north and south of the subject property with neighborhood and general commercial to the east and west. Staff recommends approval of the"B-4"General Business District. In answer to Commissioner Pusley's question,Mr. Gunning stated that an"AB" Professional Office District may be considered for this request. At this time,an"AB"Professional Office District has not been discussed with the applicant. With the subject property adjoining a "B-4"General Business District, Staff had recommended the"B4'General Business District as an appropriate zoning. Ms. Arispe stated that Phase 3 of the project would include development of the current residence which is the Candlewood Annex. This is the remaining"R-1B"One-family Dwelling District and the portion that Mr.McGee has an option to purchase once it is available for sale. Public hearing was opened. Kyle McGee,4506 Corona Street,Corpus Christi,Texas reviewed his request and stated he had requested a'B-4"General Business District due to the existing surrounding business uses. Public hearing was closed. Planning CommissiokOutes 111110 March 8,2006 Page 9 Motion for approval was made by Commissioner Salazar and seconded by Commissioner Martinez. Motion passed unanimously with Commissioner Skrobarczyk being absent. b. 0306-02 Morteza Shafinury: From"A-1"Apartment House District to a"34" General Business District Being 3.18 acres out of a 22.04 Acre Tract in a deed to Cloudcroft Land Ventures and being out of Lots 9 and 10,Section 10,Flour Bluff and Encinal Farm and Garden Tracts. Adriana Trujillo presented the above request for a change in zoning from an"A-1" Apartment House District to a"B-4"General Business District providing a slide presentation and stated the subject property was located on the northeast corner of Yorktown and Cimarron Boulevard. The purpose of the request is the development of a neighborhood shopping center. The aerial map showed vacant land to the east and west and single family residential to the north and south of the subject property. The future land use map calls for medium density use which is acceptable for neighborhood business use. This is a mid-block location which is not optimal for general commercial uses. In view of this and the increased traffic that could be generated within a"B-4"General Business District, Staff recommends denial of the"B-4"General Business District and recommends a "B-1"Neighborhood Business District. There were thirty-seven notices mailed out with four(4) returned in favor and two(2)returned in opposition. In answer to Commissioner Pusley's question, Michael Gunning stated that the applicant was in agreement to approval of the"B-1"Neighborhood Business District. Public hearing was opened. Gary Garza, (representing applicant)527 Gordon, Corpus Christi,Texas stated Mr. Shafinury was out of town and is interested in a"B-4"General Business District for this area. Mr. Shafinury has been in business for over 20 years and has strictly used the B4 General Business District for zoning on his strip centers. The surrounding commercial properties are already zoned a"B4"General Business District and Mr. Shafinury would prefer the requested zoning. Commissioner Pusley stated that in the"B-4"General Business District,the signage issues adjacent to the residential area would create a problem. In answer to Commissioner Zamora's question,Mr.Gunning stated that future bond improvements for Cimarron Boulevard will include a four lane highway and is scheduled to begin November of 2008. The Yorktown Boulevard CIP project is long range and is not currently funded. Mr. Gunning stated that he had more than one meeting with Mr. Shafinury regarding this zoning request and Mr. Shafinury had stated his willingness to accept a"B-1"Neighborhood Business District. This is a mid-block location which abuts next to a residential area. Steve Smithers, 6233 Sir Jack Street, Corpus Christi,Texas stated his opposition to a "B-4"General Business District due to the excess lighting and noise that district would allow. Mr. Smithers stated his preference to a"B-1"Neighborhood Business District. Planning Commissioniles March 8,2006 Page 10 Guadalupe Mendoza, 6232 Sir Jack Street, Corpus Christi,Texas stated his agreement to a"B-I"Neighborhood Business District. Todd Freund, 6213 Sir Jack Street,Corpus Christi,Texas stated his preference to a"B-1" Neighborhood Business District and encouraged proper drainage for Annemasse Street. Public hearing was closed. Motion for denial of the"B-4"General Business District and in lieu thereof,approval for a'B-1"Neighborhood Business District was made by Commissioner Pusley and seconded by Commissioner Huerta. Motion passed unanimously with Commissioner Skrobarczyk being absent. c. 0306-03 Habitat for Humanity Corpus Christi: From"R-1B"One-Family Dwelling District to a"R-IC"One-family Dwelling District Being 0.240 acres out of Champion Addition Lot 4,located along the west side of Winters Street, 350 feet southwest of Home Road. Dan McGinn presented a PowerPoint presentation on the above request for a'R-IC" One-Family Dwelling District located along Winters Street. The subject property consists of 0.240 acres and the applicant proposes subdividing the property and developing two(2)single family homes on lots that would contain 5,400 square feet with 48.2 feet of frontage. The surrounding land use consists of a church and single family development with the subject property providing lots meeting the requirements of the"R-IC"One-family Dwelling District. Once these lots are subdivided,the requirements for an"R-IB"of 6,000 square feet lots and 50 feet of frontage will no longer be met. The future land use map calls for low density residential use. This is an opportunity to provide infill for this area and create needed homes. Staff recommends approval. In answer to Vice-Chairman Garza's question, Mr. McGinn stated that the driveways will be repositioned. Commissioner Braselton stated that he did not see any negative results with the"R-1C" single family lots. Faryce Goode-Macon stated that the Gardendale subdivision has some scattered"R-IC" residential sites. Commissioner Zamora stated he was in favor of the"12.-1C"One-family Dwelling District. Public hearing was opened. Lee Sloan,Habitat for Humanity,5541 Bear Lane,Corpus Christi,Texas stated that Habitat for Humanity builds affordable housing and sells the homes at construction cost. Most of the 3 bedroom,2 bath homes sell for approximately$60,000 and our only concern are limiting us to sell homes under the Special Permit. Habitat for Humanity wants our families to be part of the community and to blend well with the neighborhood. Planning Commissio‘utes March 8,2006 Page I I OK Smith, Humanity for Homes,Corpus Christi,Texas stated that the applicant locates suitable sites in which to build on. If this zoning change is approved,the City will be impacting lives in a positive way. The other benefit is that the delinquent taxes on the property will be paid. Public hearing was closed. Motion for approval of the"R-1C"One-family Dwelling District was made by Commissioner Zamora and seconded by Vice-Chairman Garza. Motion passed unanimously with Commissioner Skrobarczyk being absent. VI. DEFERMENT AGREEMENT—PUBLIC IMPROVEMENTS NAVIGATION POINTE BLOCK 1,LOT 1 PUBLIC IMPROVEMENTS Mary Frances Teniente stated that a Deferment Agreement had been submitted by Urban Engineering on behalf of Navigation Pointe to waive the requirements for construction of water, wastewater and storm sewer public improvements to 75%of completion prior to the final plat being signed and recorded on June 30,2006. The applicant has agreed to provide a Letter of Credit in the amount of$347,983.14 prior to the final plat being signed and recorded. Motion for approval was made by Commissioner Braselton and seconded by Commissioner Zamora. Motion passed unanimously with Commissioner Skrobarczyk being absent. VII. DIRECTOR'S REPORT A. FUTURE SCHEDULED MEETINGS Michael Gunning reminded the Commission of the upcoming Open Meetings Act Training which will be a one(1)hour training to be held on March 13 and March 14 at 5:15 p.m. There will also be the CDBG Special Meeting to be held on March 15, 2006 at 5:30 p.m. with refreshments being served at 5:00 p.m. B. EXCUSED ABSENCES Motion was made by Commissioner Huerta and seconded by Commissioner Braselton to excuse Commissioner Salazar's absence on February 22,2006. Motion passed unanimously with Commissioner Skrobarczyk being absent. C. OTHER MATTERS — DISCUSSION OF "CONFLICT OF INTERESTS" POLICY Gary Smith stated that a Conflict of Interest Disclosure Statement is required to be completed when an individual contracts or seeks to contract to purchase property with the City. If an individual has a contractual agreement with the City that involves taxable income and a member of your immediate family has given you or your family gifts that have an accumulative value of$250.00 or more in a twelve (12) month period prior to the contractual agreement with the City, a report must be completed. This does not include any food, lodging, transportation or entertainment received as a gift. This document must be filed within seven (7) business days of receiving the gift or services being rendered or the individual becomes aware of the requirement of the form. Planning Commissiotiviutes 41110 March 8,2006 Page 12 In answer to Chairman Stone's question, Mr. Smith stated that in the case of doing periodic work for the City through the year, an annual report may be completed. Mr. Smith stated that the report and instruction sheet may be downloaded from the Texas Ethics Commission website. VIII. ADJOURNMENT Motion to adjourn meeting was made at 8:00 p.m.,by Vice-Chairman Garza and seconded by Commissioner Martinez. Motion passed unanimously with Commissioner Skrobarczyk being absent. Michael N. Gunning,AICP Assistant Director of Development Services Director of Planning HRPLN-DIR\SHARED\WORD\PLANNING COMMISSION\MINUTES\2006\030806.DOC