HomeMy WebLinkAboutPC-1018-20 (ARCH-0825-2019 and AFFH-0406-2020 -- 3700 Ranch House Rd.)RESOLUTION NO. PC-1018-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A THREE-STORY
CONDOMINIUM PROJECT CONSISTING OF 40 RESIDENTIAL UNITS
THROUGHOUT 14 SEPARATE BUILDINGS WITHIN TRACT 3044
(SOUTH MORROS), AS PART OF THE ORCUTT AREA SPECIFIC PLAN.
THE PROJECT INCLUDES EXCEPTIONS FROM THE FOLLOWING
SPECIFIC DEVELOPMENT STANDARDS: FENCE HEIGHT
EXCEPTION FOR A PORTION OF A FENCE AND RETAINING WALL
WITHIN THE STREET YARD OF 11 FEET IN HEIGHT, WHERE
NORMALLY LIMITED TO 3 FEET, AN EXCEPTION TO THE SIDE
YARD SETBACK OF 16 FEET WHERE NORMALLY A 23 FOOT
SETBACK IS REQUIRED. THE PROJECT ALSO INCLUDES AN
AFFORDABLE HOUSING ALTERNATIVE INCENTIVE REQUEST FOR
RELIEF OF SITE DEVELOPMENT STANDARDS TO ALLOW A
MAXIMUM HEIGHT OF 38 FEET, WHERE NORMALLY LIMITED TO
35 FEET. THE PROJECT IS CONSISTENT WITH PREVIOUSLY
ADOPTED MITIGATED NEGATIVE DECLARATION ER-137-11, CITY
COUNCIL RESOLUTION NO 10462 (2013 SERIES); AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED SEPTEMBER 9,
2020 (3700 RANCH HOUSE ROAD, ARCH-0825-2019 & AFFH-0406-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing via teleconference, per the Governor's Executive Order N-29-20
issued on March 17, 2020, relating to the convening of public meetings in response to the COVID-
19 pandemic, on April 6, 2020, and continued the project to a date uncertain and provided
directional items to the applicant and staff, pursuant to a proceeding instituted under ARCH-0825-
2019, WC Taylor Ranch, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing via teleconference, per the Governor's Executive Order N-29-20
issued on March 17, 2020, relating to the convening of public meetings in response to the COVID-
19 pandemic, on July 20, 2020, recommending the Planning Commission find the project
consistent with the Community Design Guidelines and Orcutt Area Specific Plan (GASP),
pursuant to a proceeding instituted under ARCH-0825-2019 and AFFH-0406-2020, WC Taylor
Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing via teleconference, per the Governor's Executive Order N-29-20 issued on March 17,
2020, relating to the convening of public meetings in response to the COVID-19 pandemic, on
September 9, 2020, pursuant to a proceeding instituted under SBDV-0826-2019, ARCH-0825-
2019 and AFFH-0406-2020, WC Taylor Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
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all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final development plan
approval to the project (ARCH-0825-2019, AFFH-0406-2020), based on the following findings:
As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project respects site constraints and
will be compatible with the scale and character of the neighborhood.
2. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
3. The project is consistent with the Conservation and Open Space Element Policy 4.4.3 because
the project promotes higher -density, compact housing to achieve more efficient use of public
facilities and services and to improve the City's jobs/housing balance.
4. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional Housing
Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages
that provide direct, convenient and safe access to adjacent neighborhoods consistent with the
OASP.
Architectural Review Findings
5. The proposed architectural style of the residential development is consistent with the Design
Guidelines described in the OASP because the project provides architecture that is internally
compatible and enhances San Luis Obispo's unique sense of place.
6. As conditioned, the project design is consistent with the Community Design standards of the
OASP, and consistent with the Community Design Guidelines for multi -family housing
design and Infill Development because the architectural styles are complementary to the
surrounding neighborhood including site design, roofing style, front porches, balconies,
siding materials, finish, and scale. The project design incorporates articulation, massing, and
a mix of color/finish materials that are compatible with the neighborhood and complementary
to other development within the immediate vicinity.
7. The proposed height, mass and scale of the project will not negatively alter the overall
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character of the neighborhood or the streets appearance because the development is designed
in a manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets providing a high -quality and aesthetically pleasing architectural
design.
8. The proposed height, mass and scale of the project is necessary to provide dwelling units that
can achieve the required eight deed restricted units that are included in the project.
Affordable Housing Alternative Incentive Findings
9. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.140 of the Zoning Regulations, and the requested reduction to site development
standards are necessary to facilitate the production of affordable housing units.
10. The requests for a reduction to site development standards for maximum height of 38 feet
where 35 feet is normally allowed, is consistent with the intent of Housing Element Programs
2.17, 6.10, and 6.19, and the alternative affordable housing incentives outlined in Section
17.140.070 of the Zoning Regulations.
Fence Height Exception Findings
11. As conditioned, the proposed 11-foot combined height for a fence and retaining wall along
the north property line between Building 1 and the sidewalk of Cerro Cabrillo Lane is
acceptable because the fence provides adequate privacy and safety from the public -right-of-
way due to the drop in grade.
12. As conditioned, the proposed fence's design, placement, and materials are consistent with the
Community Design Guidelines because it is of the same quality as adjacent structures and
fences throughout the neighborhood.
13. No public purpose is served by strict compliance with the City's fence height standards
because the retaining walls will not create a visible or tangible obstruction between properties
or the public right-of-way because the retaining walls are predominantly visible from within
the project site that provides necessary access and landscaping for Building 1.
14. As conditioned, the fences will not have any sight distance impacts for vehicles entering and
exiting properties since there is adequate clearance between the fence line and the entrances
to the street.
Setback Exception (Edge Conditions) Findings
15. A reduced side yard setback of 16 feet, where 23 feet is normally required based on the height
of the structure (34 feet) is acceptable for Building 8 and 9 along the east property line due to
the topography of the property. The proposed project is set approximately 14 feet below the
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finished grade for the adjacent property in the R-2 zone. The reduced side yard setback will
not be deprived of reasonable solar access or privacy, based on the respective building
orientation and location of proposed windows. The shading that would occur as a result of
granting a upper story setback exception for a portion of the proposed residence is consistent
with the intent of the Zoning Regulations and General Plan policies because the shading
would affect an insignificant portion of the total available solar exposure along the adjacent
property, and such shading will not interfere with probable solar collector locations.
16. Granting of these exceptions will not alter the overall character of the neighborhood or the
street's appearance because the requested exceptions are minor and will not deprive any
adjacent property from reasonable solar access.
17. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
18. No useful purpose would be realized by requiring the full setback based on the building height
because no significant fire protection, emergency access, privacy or security impacts are
anticipated.
SECTION 2. Environmental Review. On March 2, 2010 the City Council certified the
OASP Final EIR and approved the GASP. This action by the City Council included approval of
both text and map amendments to the City's General Plan and rezoning the subject site to R-3-SP
(Medium -High Density Residential). On November 16, 2011 the OASP area was annexed into
the City of San Luis Obispo. On October 1, 2013, the City Council adopted the Tiered Initial
Study and Mitigated Negative Declaration (IS/MND) for the development of the subject property
(ER 137-11) through Resolution No. 10462 (2013 Series) to document its consistency with the
OASP and to identify the required mitigation measures from the EIR that applied to this
development site. The project is consistent with the adopted MND, all mitigation measures adopted
as part of the OASP EIR and Subsequent Tiered MND that are applicable to the proposed project
are carried forward and applied to the proposed project to effectively mitigate the impacts that
were previously identified. The project is exempt from the provisions of CEQA under Government
Code §65457 because the project consists of a residential development and is consistent with the
OASP, which was approved following certification of the OASP FEIR in 2010. No Supplemental
Environmental Impact Report is required pursuant to Public Resources Code §21166 and State
CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions
to the certified OASP FEIR and adopted Tiered MND; 2) no substantial changes would occur with
respect to the circumstances under which the project is being undertaken, and no revisions to the
OASP FEIR and adopted Tiered MND are required; and 3) no new information of substantial
importance is available that was not already known at the time the OASP FEIR and adopted Tiered
MND were certified.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
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approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0825-2019). A separate, full-size sheet shall be included in working drawings submitted for
a building permit that lists all conditions and code requirements of project approval listed as
sheet number 2. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials, landscaping,
or other conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
2. The project shall comply with all mitigation measures and conditions applicable to the project
site, as established under City Council Resolution No. 10462 (2013 Series) and Director's
Resolution No. 17-12.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The project shall
avoid repetition of design color schemes, such that adjacent townhomes or buildings of a
similar layout use different color schemes. The applicant shall also note the use of smooth
finish stucco on the building plans to the satisfaction of the Community Development
Director.
4. Plans submitted for a building permit shall include recessed window details or equivalent
shadow variation, and all other details including but not limited to awnings and railings. Plans
shall indicate the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses
and other related window features. Plans shall demonstrate the use of high -quality materials
for all design features that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
5. The main drive shall include permeable pavers at the project entrance/exits along with other
locations to support pedestrian circulation, to the satisfaction of Community Development
Director and the Public Works Director.
6. Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking for all intended uses, plans submitted for construction permits shall
include bicycle lockers or interior space within each residential unit or parking area for the
storage of at least two bicycle per residential unit. Sufficient detail shall be provided about
the placement and design of bike racks and lockers to demonstrate compliance with relevant
Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
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7. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping or path lighting,
shall be included in plans submitted for a building permit. All wall -mounted lighting fixtures
shall be clearly called out on building elevations included as part of working drawings. All
wall -mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut -sheets
on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City's Night Sky Preservation
standards contained in Chapter § 17.70.100 of the Zoning Regulations.
8. Mechanical and electrical equipment should be located internally to the buildings. With
submittal of working drawings, the applicant shall include sectional views of the buildings,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers, transformers, or other mechanical equipment are to be ground mounted or
placed on the roof, plans submitted for a building permit shall confirm that these features will
be adequately screened. A line -of -sight diagram may be required to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
9. The storage area for trash and recycling cans shall be screened from the public right-of-way
consistent with § 17.70.200 of the Zoning Regulations. The subject property shall be
maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and
other landscape material. The applicant shall be responsible for the clean-up of any landscape
material in the public right-of-way.
10. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
11. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§ 17.70.070 —Fences, Walls, and Hedges), except those
identified in the Wall Height Exception attached to the staff report dated September 9, 2020.
Walls and fences should remain as low as possible, long expanses of fence or wall surfaces
shall be offset and architecturally designed to prevent monotony.
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12. A construction permit shall be obtained for fencing exceeding six feet, walls exceeding four
feet (measured from top of wall to bottom of footing), and attached fence/wall combinations
exceeding six feet. Fence heights shall be measured from the top of the proposed wall or fence
down to lowest adjacent grade, directly at the base of the wall or fence.
13. All proposed fences and retaining walls shall be of a high -quality material consistent with the
Community Design Guidelines and the neighborhood pattern. Fences shall be oriented to be
facing adjacent properties and the public right-of-way, the fence supports shall not be visible
from views off -site, subject to the satisfaction of the Community Development Director.
14. The proposed fence/wall combination, located along the north property line between Building
1 and Cerro Cabrillo Lane, shall not exceed a combined height of 11 feet. The applicant shall
landscape the area between the proposed fences and the sidewalk along the property lines to
enhance the aesthetic appearance of the fence and retaining walls from the public right-of-
way.
15. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back -flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
16. Prior to occupancy, an overflight notification shall be recorded and appear with the property
deed. The applicant shall also record a covenant with the City to ensure that disclosure is
provided to all buyers and lessees at the subject property. Notice form and content shall be to
the satisfaction of the Community Development Director and include the following language:
NOTICE OF AIRPORT IN VICINITY.- This property is presently located in the vicinity of an
airport, within what is known as the airport influence area. For that reason, the property may
be subject to some of the annoyances or inconveniences associated with proximity to airport
operations (for example: noise, vibration, or odors). Individual sensitivities to those
annoyances can vary from person to person. You may wish to consider what airport
annoyances, if any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you.
Housing Programs — Community Development Department
17. Prior to issuance of building permits, the City and the project owners shall enter into an
Affordable Housing Plan for the inclusionary affordable housing units to be developed on the
property, which will be recorded in the office of the County Recorder. The agreement shall
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specify mechanisms or procedures to assure the continued affordability and availability of the
five low- and three moderate -income households resulting in eight four -bedroom units,
consistent with the provisions and requirements under the Zoning Regulations (§ 17.138), and
the existing Affordable Housing Covenant recorded with the property, to the satisfaction of
the Community Development Director.
Engineering Division — Public Works/Community Development
18. The building plan submittal shall show and note conformance with the tentative and final map
for Tract 3044. The plans shall show and note compliance with the approved subdivision
plans and/or approved modifications. The development of this project requires amendments
to the planned or constructed physical subdivision improvements previously approved. The
subdivision improvement plans and/or record drawings shall be modified to address the
proposed and constructed improvements as revised.
19. The building plan submittal shall include any reference plan sheets or layers from the
improvement plans for reference for the public and private subdivision improvements, site
development, horizontal and vertical controls, utility connections, drainage improvements,
and landscaping, etc.
20. The building plan submittal shall show and note compliance with the site development,
grading, drainage, and utility service requirements in accordance with the approved Vesting
Tentative Parcel Map SLO 2019-0081 (SBDV-0826-019).
21. The building plan submittal shall include the finished grading and drainage plan. The plan
shall include pad elevation, finish floor/finish surface elevation, yard drainage, high point
elevations, spot elevations, and any drainage structures.
22. The building plan submittal shall show and note compliance with the Drainage Design
Manual, OASP drainage requirements, and Post Construction Stormwater Regulations in
effect at the time of plan submittal. The project drainage report may include references to
and excerpts from the master drainage report for Tract 3044 and Righetti Ranch if applicable.
23. The building plan submittal shall include a line -of -site analysis at the two driveway
approaches and intersections. The analysis shall include site lines to both the sidewalk
(pedestrian traffic) and adjoining roadway/bike lanes. The final plans may need to adjust
plantings, retaining walls, fencing, and signage. The analysis and plan shall be approved to
the satisfaction of the Transportation and Engineering divisions.
24. The final landscape plan shall clarify the trees/street trees included and shown on the Tract
3044 plans or landscape plans by others and those to be provided in conjunction with this
development. The tree species shall be in accordance with the Specific Plan unless an
alternate planting palate is specifically approved by the Planning Division and City Arborist.
Some tree substitutions have previously been vetted and approved.
25. The building plan submittal shall show the limits and extent of any stairs or ramps leading
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from the public right-of-way or public sidewalk areas. Any required access improvements
including handrails shall not project into the public right-of-way unless specifically approved
by the Public Works Department and authorized with a recorded encroachment agreement.
26. The parking lot layout, signing, and striping shall comply with the Parking and Driveway
Standards and California Building Code.
27. The trash enclosure and solid waste management facilities shall be approved to the satisfaction
of the Planning Division, Utilities Department, and San Luis Garbage Company.
28. The proposed mailbox unit (MBU) or mail kiosk, equipment, lighting, location, and access
shall be approved by the Community Development Department and US Postal Service.
Transportation Division — Public Works
29. Prior to issuance of building permits, the Project Applicant shall pay applicable Citywide and
Orcutt Area Specific Plan (OASP) Transportation Impact Fees.
30. Plans submitted for a building permit shall demonstrate consistency with City Engineering
Standard 2220 for on -site parking stalls, including wheel stops.
31. Short-term bicycle parking shall be "peak style" racks consistent with City Engineering
Standards, unless otherwise approved by the Public Works Department.
Building Division — Community Development
32. Construction plans submitted for building permits shall be designed in accordance with the
applicable codes in effect at time of submittal including California Building Code Chapter
I IA Housing Accessibility. Review of the general information provided for entitlement is
cursory and does not guarantee code compliance for a future construction submittal.
Fire Development
33. City Standard fire hydrants shall be provided so that no exterior wall is more than 300 feet
from a fire hydrant, subject to the satisfaction of the Fire Marshal and Chief Building Official.
34. At least one fire access road of at least 26 feet in width (unobstructed) shall run parallel to
each building 30 feet in height or more for ladder truck access. The access road shall be no
further than 30 feet and no closer than 15 feet from the building.
Utilities Department
35. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
36. All utility easements dedicated to the City shall comply with the latest engineering design
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standards and shall have reasonable alignments needed for maintenance of public
infrastructure.
37. Final grades and alignments of all public and private water, recycled water, and sewer shall
be approved to the satisfaction of the Utilities Department. The final location, configuration,
and sizing of on -site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and public
improvement plans.
38. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
Wastewater Collection System Infrastructure Renewal Strategy.
39. Water flow rates and flow velocities shall comply with the minimum requirements of the 2016
Potable Water Distribution System Operations Master Plan.
40. Water connection shall have a reduce pressure backflow preventor at transition from public
to private. The water system shall be a private system with public meters that are manifolded
for each of the condominiums.
41. Recycled water, or another non -potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City's Utilities Department.
42. Irrigation systems using recycled water shall be designed and operate as described consistent
with the City's Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water require backflow protection on all potable service connections.
43. The project's estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project's maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit to support required water demand of the
project's proposed landscaping.
44. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company.
45. Management of refuse generations for waste, recyclables, and organics shall comply with
state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas
emissions.
46. The proposed project shall comply with the City's Development Standards for Solid Waste
Services.
Indemnification
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47. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents, officers
or employees to attack, set aside, void or annul, the approval by the City of this project, and
all actions relating thereto, including but not limited to environmental review ("Indemnified
Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being
presented with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
On motion by Commissioner Wulkan, seconded by Commissioner Hopkins, and on the
following roll call vote:
AYES: Commissioners Hopkins, Quincey, Shoresman, Wulkan, Vice -Chair Jorgensen and
Chair Dandekar
NOES: None
REFRAIN: None
ABSENT: Commissioner Kahn
The foregoing resolution was passed and adopted this 9th day of September, 2020.
Ty er orey, S
Planning Comm5ssion