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HomeMy WebLinkAboutMinutes - Minutes - Planning Commission - Meeting Date: 11/16/2017 MINUTES CITY OF GLENDALE PLANNING COMMISSION CITY COUNCIL CHAMBERS 5850 WEST GLENDALE AVENUE GLENDALE,ARIZONA 85301 THURSDAY,NOVEMBER 16,2017 6:00 PM CALL TO ORDER The meeting was called to order at approximately 6:00 p.m. Commissioners Present: Commissioners Lenox, Harper,Moreno, and Vice Chairperson Hirsch, and Chairperson Dobbelaere. Commissioners Absent: Commissioners Gallegos and Crow were absent and excused. City Staff Present: Tabitha Perry,Assistant Planning Director,James Gruber, Chief Deputy City Attorney, Paul Whalen, RLA/AICP, Senior Planner, Thomas Ritz, AICP, Senior Planner, and Diana Figueroa, Recording Secretary. CITIZEN COMMENTS Chairperson Dobbelaere called for citizen comments. There were none. APPROVAL OF MINUTES Chairperson Dobbelaere called for a motion to approve the Minutes of the August 3,2017 Planning Commission Regular Meeting. Commissioner Harper made a motion to approve the meeting minutes from the August 3, 2017 Planning Commission Regular Meeting. Commissioner Moreno seconded the motion, which was approved unanimously. WITHDRAWALS AND CONTINUANCES Chairperson Dobbelaere asked for Withdrawals and Continuances. Ms. Perry stated there were none. PUBLIC HEARING ITEMS Chairperson Dobbelaere called for the Public Hearing Items. He noted that some items will be heard in a modified order. 2. GPA17-08 /ZON17-11: A request by Land Solutions Inc., representing Hillstone Homes LLC,to amend the General Plan on approximately 14.73 acres from LDR-2.5 (Low Density Residential(1 —2.5 du/ac)to MDR-5 (Medium Density Residential 3.5—5 du/ac) and rezone the property from SR-17 (Suburban Residential) to R1-8 (Urban Residential) and R1-10 (Urban Residential) PRD (Planned Residential Development) overlay for a project titled "Northern Ridge Estates". The site is located on the northeast corner of November 16,2017 Planning Commission Minutes Page 2 Camelback Road and 84th Lane(8420 West Camelback Road) and is in the Yucca District. Staff Contact: Paul Whalen, Senior Planner. 3. PP17-06: A request by Land Solutions Inc., representing Hillstone Homes LLC, to approve a Preliminary Plat (PP) to subdivide approximately 14.73 acres for a subdivision title "Camelback Village" for 53 lots. The site is located on the northeast corner of Camelback Road and 84th Lane(8420 West Camelback Road) and is in the Yucca District. Staff Contact: Paul Whalen, Senior Planner. Mr. Paul Whalen, RLA/AICP, Senior Planner, stated this was a request by Land Solutions Inc., representing Hillstone Homes LLC,to amend the General Plan on approximately 14.73 acres from LDR-2.5 to MDR-5 and rezone the property from SR-17 to R1-8 and R1-10 PRD overlay for a project titled "Northern Ridge Estates." He said the site is located on the northeast corner of Camelback Road and 84th Lane and is in the Yucca District. He explained that Land Solutions Inc., is also requesting approval of a Preliminary Plat to subdivide approximately 14.73 acres for a subdivision title"Camelback Village"for 53 lots. The site is currently vacant and the location is considered an infill site. Mr. Whalen stated that on July 31, 2017, the applicant mailed notification letters to adjacent property owners and interested parties notifying the public of a neighborhood meeting which was held on Monday, August 28, 2017. He stated that at the neighborhood meeting, there were three residents in attendance in addition to the applicant. The participants did not express any concerns regarding the proposed development. He explained the proposed lot sizes range from approximately 7,010 to 13,428 square feet in size. The average lot size is approximately 8,260 square feet.He said each lot will have access to private streets. In addition, there are various landscape tracts, open space and storm water retention areas identified on the preliminary plat layout throughout the project which totals 2.19 acres or 18.4%. He noted these features will be owned and maintained by the Homeowners Association. Homes are planned with two car garages and standard covered patios. All exterior elevations include a finished surface, and concrete tile roofs. He added that concrete tile roof and ground mounted mechanical equipment are standard features for all house products. Vehicular access is provided from a main entry point on Camelback Road. He stated this street will be built per city standards with a turnaround near the front gates. Mr. Whalen stated this request appears to meet the required findings. The Planning Commission should recommend approval of GPA17-08 and ZON17-11, with the rezoning application subject to the stipulation contained in the staff report. Staff also moves to recommend approval of PP 17-06, with the rezoning application subject to the stipulations contained in the staff report. He said he would be happy to answer any questions. Chairperson Dobbelaere asked for the applicant's presentation. November 16,2017 Planning Commission Minutes Page 3 Mr. David Maguire, applicant's representative, stated they were very excited to be here and work on this project. He said they appreciated staff's work and are very proud of the finished product. He said this was basically an infilled site at Camelback. He stated they had taken great care to be able to fit into the area with several ways. One is the project is a gated community and has a very large front setback with a lot of landscaping between Camelback Road and the entrance wall to the neighborhood. He explained they tried to create a unique sense of place in this neighborhood. The neighborhood has an open space with all the sidewalks leading to it and believes it will be a very enjoyable place to live.He encouraged them to go view other similar homes built by Hillstone Homes that are now being sold quite rapidly. He said this was a great solid project that meets all of staff s stipulations and requirements. Chairperson Dobbelaere asked if the Commission had any questions. There were none. Chairperson Dobbelaere opened the public hearing. With no one wishing to speak, the public hearing was closed. Chairperson Dobbelaere called for a motion. Commissioner Lenox made a motion to recommend approval of GPA17-08. Commissioner Harper seconded the motion,which was approved unanimously with a vote of 5 to 0. Commissioner Lenox made a motion to recommend approval of ZON17-11 subject to the one stipulation listed in the staff report. Commissioner Harper seconded the motion,which was approved unanimously with a vote of 5 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are not final and the Commission's recommendation will be forwarded to City Council for further action. Commissioner Harper made a motion to approve PP17-06 subject to one stipulation listed in the staff report. Vice Chairperson Hirsch seconded the motion, which was approved unanimously with a vote of 5 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are final subject to the approval recommendation of companion case GPA17-08 /ZON17-11. 1. ZON17-12: A request by the City of Glendale's Planning Commission to rezone approximately 1,338 acres from A-1 (Agricultural) to PAD (Planned Area Development). The request will allow development of a new railroad served industrial park titled"Woolf Logistics Center." This request will meet demands in the area for rail-served industrial land uses. A PAD will provide a greater variety and intensity of land uses with an appropriate development standard for a unified development. The site is generally located at the southeast corner of Reems Road and Peoria Avenue (8805 North Reems Road) and is in the Yucca District. Final approval of the rezoning request is contingent upon the November 16,2017 Planning Commission Minutes Page 4 property being annexed into the city's boundaries. Staff Contact: Tabitha Perry,Assistant Planning Director. Ms. Tabitha Perry, Assistant Planning Director, made staffs presentation. She said this was a request by the City of Glendale's Planning Commission to rezone approximately 1,338 acres from A-1 to PAD. She said the request will allow development of a new railroad served industrial park titled "Woolf Logistics Center." This request will meet demands in the area for rail-served industrial land uses. She noted that a PAD will provide a greater variety and intensity of land uses with appropriate development standards for a unified development. The site is generally located at the southeast corner of Reems Road and Peoria Avenue and is in the Yucca District. Ms. Perry stated that in March of 2016, Maricopa County approved a Use Compatibility and Consistency Determination which determined that proposed rail-served industrial facilities are consistent and compatible with the high noise or accident potential of Luke Air Force Base. She said that in December of 2016, approval was received by Maricopa County for a Military Compatibility Permit relative to land uses that will not negatively impact Luke Air Force Base. She noted that water and wastewater service will be provided by Epcor, a private provider. Ms. Perry stated the proposed Woolf Logistics Center PAD provides appropriate development standards relative to building heights, setbacks, minimum lot size of 35,000 square feet, and lot coverage at 60% for individual parcels. Equally valuable, the PAD provides reasonable design guidelines to address landscaping, screening and architecture style of buildings. Currently, the approximately 1,340 acres abuts several offsite access points. These access roadways are located on Peoria Avenue, Olive Avenue,Northern Parkway at the Reems Road alignment, and Northern Avenue. She noted these roadways, located within the City of Glendale's Municipal Area, are classified as arterial streets and will be improved and maintained to city standards. To determine internal street layouts, a Traffic Impact Analysis shall be required under the administrative design review application process. At the time of pending developments, the applicant shall work with city staff through a required Design Review Application process. She informed that this administrative review process will focus on building orientation,appropriate screening material, architecture design, and standard details for engineering, fire, sanitation, and transportation requirements with the overall intent of a well-designed development. All applicable city departments have reviewed the application. She said some departments have included appropriate stipulations to ensure specific requirements are met. As noted,the permitted land uses are compatible to the existing Luke Air Force Base.Representatives for the base have continuously partaken in the Woolf Logistics Center intent for development and provided supportive letters. She added that the completion of development will be based on market demands. These demands will determine when parcels will be developed, thus development of each site will be phased in accordance with the market demands. Ms. Perry stated that on September 22, 2017, 105 notification letters were sent via U.S. mail to adjacent property owners and interested parties inviting them to a neighborhood meeting held on November 16,2017 Planning Commission Minutes Page 5 October 4, 2017. In addition to the property owners' team and city staff, two individuals attended the scheduled neighborhood meeting. She said both individuals were supportive of the rezoning request; however, they did inquire about land uses, envisioned traffic circulation and mitigation measures to deter potential overnight parking of semi-trucks in the immediate area. At the completion of the staff report, the Planning Division received one e-mail of support provided the rezoning request is in conformance with what was approved in Maricopa County. Additionally, following the email, they received a letter from Rose Law Group and Plains Lpg Services, owner of rail terminal facility. She said the letter made a request for a CUP that was approved by the County regarding their property. Therefore, considering that staff was made aware of this development within the last 24 hours and also in speaking with both property owners' representatives, they would like time to research and have additional conversations on this topic. She noted that if staff determines an additional stipulation is needed,they will address that matter and craft a proposed stipulation that will be presented before City Council for consideration before making a final decision or action on this case. Ms. Perry stated the Planning Commission should recommend approval of ZON17-12, subject to the stipulations as listed in the staff report. She asked if they had any questions. Chairperson Dobbelaere asked if the Commission had questions. There were none. Chairperson Dobbelaere called for the applicant's presentation. Ms. Perry said she had nothing further since the city was the applicant. Chairperson Dobbelaere opened the public hearing. Brian Greathouse, Burch & Cracchiolo, 702 East Osborn Road, Phoenix, stated he was here on behalf of the Woolf family,the property owners. He thanked Ms.Perry for a detailed and thorough presentation and would like to go on record that they agree with staff's findings and stipulations. He noted they appreciated staff's stamp of approval on this project and would greatly appreciate the Commission's approval as well. With no one wishing to speak, Chairperson Dobbelaere closed the public hearing. Chairperson Dobbelaere asked if anyone had any comments on this item. There were none. Chairperson Dobbelaere called for a motion. Commissioner Lenox made a motion to approve ZON17-12 subject to the 13 stipulations listed in the staff report. Commissioner Harper seconded the motion, which was approved unanimously with a vote of 5 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are not final and the Commission's recommendation will be forwarded to City Council for further action. November 16,2017 Planning Commission Minutes Page 6 4. GPA17-06/ZON17-08: A request by Gary Lane, representing LMK Investments LLC, to amend the General Plan on approximately 14.66 acres from LDR-2.5 (Low Density Residential 1 —2.5 du/ac) to MDR-5 (Medium Density Residential 3.5 —5 du/ac) and to rezone the property from PAD (Planned Area Development) to R1-6 PRD (Single Residence,Planned Residential Development) overlay. The site is located on the southeast corner of Northern Avenue and 83rd Avenue (8237 West Northern Avenue) and is in the Yucca District. Staff Contact: Paul Whalen, Senior Planner. Mr. Paul Whalen, Senior Planner, made staffs presentation. He said this was a request by Gary Lane, representing LMK Investments LLC, to amend the General Plan on approximately 14.66 acres from LDR-2.5 to MDR-5 and to rezone the property from PAD to R1-6 PRD overlay. The site is located on the southeast corner of Northern Avenue and 83rd Avenue and is in the Yucca District. He said the applicant is seeking approval'to amend the general plan and rezone the property to accommodate the Northern Ridge Estates subdivision. This is a proposal for a 53-lot single family subdivision on approximately 14.66 acres with a gross density of 3.62 dwelling units per acre. Approximately 3.16 acres of planned open space is provided. He said this represents approximately 22% of the site. The typical lot is 50' x 114' and 5,795 square feet in size. He explained that if the rezoning request is granted, the applicant proposes to subdivide the property into 53 single family lots. He noted the proposed lot sizes range on average approximately 5,700 square feet in size.Each lot will have access to private streets within the gated community. There are also various landscape tracts, active open space areas and storm water retention basins totaling 3.16 acres identified throughout the project. These features will be owned and maintained by the Homeowners Association. He stated vehicular access is provided from a sole entry drive on 83r1 Avenue. As noted, this project, once subdivided, will provide open space / storm water retention tracts as well as landscape tracts, perimeter theme walls, entry features as well as on-site recreational amenities and active turf play areas. In addition, he said all features will be owned and maintained by the Homeowners Association. Mr. Whalen stated that on August 6, 2017, the applicant mailed notification letters to adjacent property owners and interested parties notifying the public of a neighborhood meeting which was held on August 17, 2017. At the neighborhood meeting, there were two residents in attendance in addition to the applicant. He said the participants did not express any concerns regarding the proposed development. He explained that it should be noted the applicant met with the residents and interested parties on several occasions prior to the official neighborhood meeting. Mr.Whalen stated the Planning Commission should recommend approval of GPA17-06 as written, and ZON17-08, subject to the stipulations as listed in the staff report. He asked if they had any questions. November 16,2017 Planning Commission Minutes Page 7 Chairperson Dobbelaere inquired as to the Preliminary Plat (PP) for this item. Mr. Whalen informed the Commission that the PP will come later for approval. He noted that the applicant will submit for a PP if this portion/item is approved. Chairperson Dobbelaere called for the applicant's presentation. Gary Lane, applicant's representative, 256 West Chandler Blvd, Phoenix, stated he was very excited and proud of this project. He said they have had many community meetings to gather input and comments from the community. They are committed to bringing a great neighborhood project to this community. He will be happy to answer any questions they might have. There were no questions from the Commission. Chairperson Dobbelaere opened the public hearing. Richard A. Davis, 8218 West Orangewood Avenue, Glendale, stated he has been a resident at that address for 30 years. He lives a quarter mile away from this project and said he had not been aware this was going on. He thought commercial development was being built in that area, however, now a housing development was entering the area. He questioned the four houses per acre concept and is against it. He said most of the homes there are one home per acre. Karen Edwards, 7248 North 79th Lane, Glendale, stated that she received no notice either. She agrees with the previous speaker and is opposed to this high-density project in the area. She has concerns with the traffic it will bring into her neighborhood. Stephen Mullis, 7920 North 81st Drive, Glendale, stated his property is directly adjacent to this development. He stated he agrees with the previous speakers. He explained the properties there are horse properties and to bring a high-density development is out of character to the area. He suggested a stipulation that includes a buffer between his home and the development. William Bjerke, 8261 W. Gardenia, Glendale, stated he was also not aware that corner was going to be a home development project. He said he assumed it was going to be commercial. He was also concerned with the high density in that area along with the traffic. Chairperson Dobbelaere asked the applicant for his rebuttal. Mr. Lane explained that the property was zoned R-16 in the county for at some point to be used as such. He said the reason for the changes is because MacKenzie Park was rezoned in 2006/07 with the expectation that it would have a new intersection around it. However, with the new developments in the area,there is no intersection development. As a result,that corner has been in escrow many times because the traffic flow does not allow for a commercial enterprise. He said that they worked with several other cities to see what would be the best use for this corner. He explained that this is what they come up with and it is better than having a failed commercial center. He discussed some of the buffers being proposed, as well as the developers working with November 16,2017 Planning Commission Minutes Page 8 staff and city engineers to work on the traffic flow from this new development. In addition, he talked about single and two-story placement of the homes to not encroach on anyone's privacy. He also touched on the dedication they will provide for the Northern Parkway expansion.He added that they have always been willing to work and hear the public's comments and concerns. Chairperson Dobbelaere closed the public hearing. Chairperson Dobbelaere called for a motion. Commissioner Moreno made a motion to recommend approval of GPA17-06. Commissioner Lenox seconded the motion,which was approved unanimously with a vote of 5 to 0. Commissioner Moreno made a motion to recommend approval of ZON17-08 subject to one stipulation contained in the staff report. Commissioner Lenox seconded the motion, which was approved unanimously with a vote of 5 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are not final and the Commission's recommendation will be forwarded to City Council for further action. 5. GPA14-03 /ZON14-05: A request by David Cisiewski, on behalf of Cherokee Holdings, LLC, for a General Plan Amendment on approximately 19.78 gross acres from Low Density Residential (1 —2.5 du/ac) to Medium Density Residential (2.5 — 3.5 du/ac) and to rezone approximately 19.78 gross acres from R1-10 PRD (Single Residence with a Planned Residential Development Overlay) to R1-10 PRD Amended (Single Residence with a Planned Residential Development Overlay Amended). The site is located at 8079 West Orangewood Avenue and is in the Yucca District. Staff Contact: Thomas Ritz,AICP, Senior Planner. 6. PP14-04: A request by David Cisiewski, on behalf of Cherokee Holdings, LLC, to approve a Preliminary Plat(PP)to subdivide approximately 19.78 gross acres into 51 single residence lots for a subdivision title "Orangewood Terrace". The site is located at 8079 West Orangewood Avenue and is in the Yucca District. Staff Contact: Thomas Ritz,AICP, Senior Planner. Mr. Thomas Ritz, AICP, Senior Planner made staffs presentation. He said this was a request by David Cisiewski, on behalf of Cherokee Holdings, LLC, for a General Plan Amendment on approximately 19.78 gross acres from Low Density Residential to Medium Density Residential and to rezone approximately 19.78 gross acres from R1-10 PRD to R1-10 PRD Amended. The site is located at 8079 West Orangewood Avenue and is in the Yucca District. He added this also includes a request for approval of a Preliminary Plat to subdivide approximately 19.78 gross acres into 51 single residence lots for a subdivision title"Orangewood Terrace." He said the property is currently farmed. He explained that the proposed 51-lot single-family subdivision is bounded by the Topaz gated single-family subdivision to the north, zoned SR-17 November 16,2017 Planning Commission Minutes Page 9 PRD, the Orangewood West single-family subdivision to the east, zoned SR-17, vacant land in unincorporated Maricopa County to the south, zoned R-4 and R-5,the West Glenn Estates single- family subdivision to the west, zoned R1-8 PRD, and two single-family homes in unincorporated Maricopa County, zoned R1-6. He stated that Orangewood Terrace is proposed to be gated, with a single entrance onto Orangewood Avenue. Required half-street improvements will be constructed on Orangewood Avenue as part of this development. He added that an emergency access for the fire department will be provided at the southwest corner of the subdivision from 81st Avenue.Although no homes in the subdivision face 81st Avenue,the developer will be completing half-street improvements required for 81st Avenue. Mr. Ritz stated that based upon the preliminary and then revised development plans for the property, the applicant held two separate neighborhood meetings concerning this proposal. These meetings were held on October 3, 2016 and on June 28, 2017. At the first neighborhood meeting, eight residents attended. Questions were raised concerning improvements to Orangewood Avenue, modifications to existing walls on the south and east side of the property, possibility of two-story homes, access to irrigation controls for existing property owners on the east side of the property, and desire for larger separation of houses from existing houses to the east. At the second neighborhood meeting, eight residents attended. He said questions were raised concerning the existing wall along the south and east boundary of the property and raising the wall to 8 feet, and two-story homes in the development. The Planning Division received several e-mails from the property owner to the south concerning this development and the desire that a street connection be built which would provide access to her property from the north to Orangewood Avenue. Mr. Ritz stated The Planning Commission should move to recommend approval of GPA14-03, as written, and ZON14-05, subject to the stipulations contained in the staff report. He said this also includes preliminary plat PP14-04, approval subject to the stipulations as listed in the staff report. He asked if they had any questions. There were none. Chairperson Dobbelaere called for the applicant's presentation. David Cisiewski,applicant's representative,stated that this was a unique development. They have spent an extraordinary amount of time working with staff, adjacent property owners, and homeowners' meetings, to bring forth an excellent development plan for this property that has sat vacant for many years. He summarized some of Mr. Ritz' presentation regarding their improvement with retention lines,landscape,lot size,traffic flow number of lots and home heights. He explained the property details using the area map. He noted that this was mostly an infill site with most of the area already developed. He stated they have heard and been mindful of the concerns coming from the community and have taken steps to address them. He believes this was a much better plan than their previously proposed plan and are very excited to present it tonight. They also agree with all of staff's stipulations and requirements. He asked for any questions from the Commission. Commissioner Harper asked about the property owner that was concerned with access to her property. Mr. Cisiewski explained that he as well as the city have been in discussions with her November 16,2017 Planning Commission Minutes Page 10 regarding her concerns and proposals. He noted that at this time her concerns of not having access were not valid; however, the city has continued discussions with her. He showed the property in question on the map. Chairperson Dobbelaere opened the public hearing. Lois Tosh, 7432 North 79th Lane, Glendale, stated she had concerns with the irrigation affecting her home. She also worries what type of people will purchase in the development because at the moment,the area is a very friendly and tight knit community. Karen Edwards,7248 North 79th Lane,Glendale,Arizona, 85308,stated her question was if Myrtle was going to be a through lane. Mr.Ritz stated that Myrtle will not go through. She also wondered about the two-story homes as well as the fence they asked for. She also had concerns regarding the traffic and the bad street shape of Orangewood Avenue. John Lawritson, 8111 West Orangewood Avenue, Glendale, stated he has been to every meeting since this development was recommended. He remembers the meetings being very contentious. He had concerns with the high density of the project. He was also concerned with the type of people coming into the area considering most of the people who live there have large lots. He added that what is presented to them today was not what the neighbors in the community want. Richard A. Davis, 8218 West Orangewood Avenue, Glendale, stated he believed he had built his dream house and now the zoning has changed. He said now the city is changing to increase the density to almost 50%. He believes this will depreciate his land and home value. He suggested less density. He stated he was very frustrated with the city and hopes this is not approved. William Bjerke, 8261 W. Gardenia,Glendale,stated he was a member of the HOA board for homes that were across from the proposed development. He also wishes the development project was less dense like the rest of the speakers tonight. He hopes the applicant agrees to have landscape buffers put up where needed and requested. He also discussed the traffic situation. Chairperson Dobbelaere asked the applicant for his rebuttal. Mr. Cisiewski stated that regarding the irrigation question, he stated there will not be any modification on the community's irrigation system. In reference to the density concerns, he believes their plan has a good compromise going from 58 to 51 homes. He discussed the surrounding areas which seemed consistent with their proposal. He said another concern was Myrtle Avenue which they have no plans to alter. Regarding the fence question addressed,he said the applicant will consider replacing the existing fence if all the home owners along the fence agree on the type of fence they would select or they can agree to repair the fence along the way as conditions warranted. Since the new revisions, they believe they have addressed the two-story concerns with significate setbacks. He added they will also be doing road improvement and area upgrades. In closing, he said this will be a good and successful compatible land use project. November 16,2017 Planning Commission Minutes Page 11 Vice Chair Hirsch asked about their intentions on Orangewood Avenue. Mr. Cisiewski explained that the existing irrigation ditch will be placed underground as well as the overhead power lines. There will also be landscape and road improvements. Chairperson Dobbelaere closed the public hearing. Chairperson Dobbelaere called for a motion. Commissioner Moreno made a motion to recommend approval of GPA14-03. Vice Chair Hirsch seconded the motion,which was approved unanimously with a vote of 5 to 0. Commissioner Moreno made a motion to recommend approval of ZON14-05 subject to four stipulations contained in the staff report. Vice Chair Hirsch seconded the motion,which was approved unanimously with a vote of 5 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are not final and the Commission's recommendation will be forwarded to City Council for further action. Commissioner Harper made a motion to approve PP14-04 subject to nine stipulations contained in the staff report. Commissioner Moreno seconded the motion, which was approved unanimously with a vote of 5 to 0. Mr. Jim Gruber, Chief Deputy City Attorney, stated the Planning Commission's actions are final subject to the approval recommendation of companion case GPA14-03/ZON14-05. OTHER BUSINESS FROM THE FLOOR Chairperson Dobbelaere asked if there was any Business From The Floor. There was none. PLANNING STAFF REPORT Chairperson Dobbelaere asked if there was a Planning Staff Report. There was none. COMMISSION COMMENTS AND SUGGESTIONS Chairperson Dobbelaere called for Comments and Suggestions. There were none. NEXT MEETING December 7, 2017 Planning Commission(Tentatively) ADJOURNMENT With no further business, Chairperson Dobbelaere called for a motion to adjourn. Commissioner Harper made a motion to adjourn. Commissioner Moreno seconded the motion, which was approved with a vote of 5 to 0. The meeting was adjourned at 7:35 p.m.