HomeMy WebLinkAboutPC-1027-20 (ARCH-0227-2020 and USE-0228-2020 -- 1150 Laurel Lane)RESOLUTION NO. PC-1027-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A MIXED -USE
PROJECT WITHIN THE MANUFACTURING ZONE, CONSISTING OF
100 NEW RESIDENTIAL UNITS WITHIN AN EXISTING STRUCTURE,
WHICH WILL MAINTAIN 34,408 SQUARE FEET OF OFFICE SPACE,
78,825 SQUARE FEET OF WAREHOUSE SPACE, AND AN EXISTING
49200-SQUARE FOOT RESTAURANT. THE PROJECT INCLUDES
EXTERIOR IMPROVEMENTS TO THE EXISTING STRUCTURE AND
EXCEPTIONS TO THE SIGN REGULATIONS FOR THE SIZE AND
NUMBER OF SIGNS FOR VARIOUS TENANT SPACES. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
NOVEMBER 18, 2020 (1150 LAUREL LANE, ARCH-0227-2020 & USE-
0228-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a meeting via teleconference on September 21, 2020, recommending the Planning
Commission find the project consistent with the Community Design Guidelines with
recommended conditions and directional items, pursuant to a proceeding instituted under ARCH-
0227-2020 and USE-0228-2020, Laurel Creek, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
meeting via teleconference on November 18, 2020, pursuant to a proceeding instituted under
ARCH-0227 and USE-0228-2020, Laurel Creek, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
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 approval to the
project (ARCH-0227-2020 & USE-0228-2020), based on the following findings:
1. The project is consistent with Land Use Element Policy 2.3.6 "Housing and Businesses"
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and
transit opportunities. As conditioned, housing at this location is and can be compatible with
the proposed and existing commercial uses on -site and is located immediately adjacent to
existing residential uses.
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2. The project is consistent with the Housing Element Policy 3.7 because the project includes
the rehabilitation and reuse of a commercial structure for housing, and with Housing
Element Goal 5 because the project provides a variety of residential types, sizes, and style
of dwellings.
The project is consistent with 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 jobs/housing balance.
4. As conditioned, the project is consistent with the Zoning Regulations for Mixed -Use
Projects (Section 17.70.130), since the proposed building design complies with objective
design criteria and performance standards for mixed -use development ensuring
compatibility between the different uses including noise, hours of operation, vehicle and
pedestrian circulation, access, and use of open space.
Use Permit Findings
5. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of this particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City because the project has been designed to address noise, glare,
and pedestrian traffic that is compatible and consistent with the mix of residential and
commercial uses on site.
6. As conditioned, the proposed project is consistent with the General Plan Land Use Element
for this location since the project proposes to create a mixed -use building that includes
commercial uses and residential uses that are consistent with activities envisioned by the
Services and Manufacturing Land Use designation.
7. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the M-MU zone
and mixed -use development. The proposed uses are compatible with the project site and
with existing and potential uses in the vicinity, which include commercial services and
residences.
8. As conditioned, the mixed -use project is compatible at this location because the project is
located directly adjacent to existing medium -high density residential developments. The
proposed residential and commercial activities are compatible with existing and future land
uses in the vicinity because the project reduces and limits that area designed for commercial
use to the interior of the site, providing a greater distance between the commercial uses and
the adject residential and office zones than minimally required by the Zoning Regulation's
development standards.
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9. The site is physically suitable in terms of public utilities, traffic generation, and public
emergency vehicle access, because the proposed project is within an existing developed
neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site
is adequate for the project in terms of size, configuration, topography, and other applicable
features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
Development Review Findings
10. As conditioned, the project is consistent with the Community Design Guidelines for
commercial and multi -family housing design because the architectural style is
complementary to the surrounding neighborhood, the design incorporates the use of
balconies and patios, and stairways providing access to upper levels within the structure.
11. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the existing building design that are compatible with the design of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
12. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and by maintaining the existing separation between the structure and
the existing residential uses to the east.
13. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street's appearance because the development is
limited to retrofitting the existing building and the project incorporates vertical and
horizontal wall plan offsets, which provide a high -quality and aesthetically pleasing
architectural design.
Signage Program Findings
14. The proposed sign program is consistent with the Sign Regulations because the signage
will be compatible with the development, complementary to project architecture, and
coordinated among tenant spaces for consistency and superior design, while providing for
effective identification for the business and residential entrances.
15. The number of signs proposed in the sign program, and their proposed dimensions are
warranted due to the unique characteristics of the site, including the structure's size and
setback, approximately 400 feet from the street frontage.
16. The proposed sign program is consistent with Community Design Guidelines Sections
6.6(B)(C)(F)(J) which states that the design of the signs should consider and complement
the architecture of the building and the type of business activity conducted within.
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SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
negligible expansion of an existing facility as described in State CEQA Guidelines § 15301
(Existing Facilities). The project is limited to an interior addition to an existing structure that does
not result in an increase of more than 10,000 square feet where the project site is served by all
public services and facilities are available to allow for the proposed project in accordance with the
City's General Plan. The project is limited to an interior addition of 9,966 square feet mezzanine
and does not include any exterior increase to the existing building footprint. The project site is not
located in an environmentally sensitive area as supported by substantial evidence. A Biological
Constraints Assessment concluded that based on the site location and observed conditions, it is
considered unlikely that any special -status animal species are present within the project vicinity,
and the project does not include the removal of any existing trees on site. The site is within City
limits and is served by City utilities and public services. Based on the location, size, and area and
quantity of commercial and residential components of the development, approval of the project
will not result in any significant effects related to traffic, noise, air quality, or water quality.
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
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-
0227-2020 & USE-0228-2020). 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. Prior to issuance of building permits, the applicant shall demonstrate compliance for the
existing uses and associated activities within the warehouse, in accordance with Municipal
Code 17.70.130.D.4 (Limitations on Use). Consistent with Municipal Code 17.70.130.D.4
requirements and the intent of this section, the following uses and activities (whether existing
or planned) shall be prohibited within the warehouse and on the subject property:
• Large Vehicle/Heavy Equipment Sales (Services or Rentals)
• Major Vehicle Services (Repair/Maintenance)
• Freight/Truck Terminals,
• Fuel Dealer (or any storage of flammable liquids or hazardous materials beyond that
normally associated with a residential use)
• Building Materials and Services — Outdoor
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• Heavy Manufacturing (or industrial activities that include welding, machining, or any
open flame work)
3. The project shall comply with all mitigation measures and conditions, applicable to the project
site, established under City Council Ordinance No. 1350 (1999 Series) and Council
Resolution No. 8919 (1999 Series).
4. 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 the Development Review application.
5. Plans submitted for a building permit shall show floor plans for units 229 through 253 that do
not create a space that meets the Zoning Regulations' definition of "bedroom". This can be
accomplished by removing the door and wall that separated the room from the entryway.
6. 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.
7. The property owner shall be responsible for maintaining and updating the current parking
calculation for the commercial component of the project upon the submittal of Planning and
Building permits for tenant changes or improvements, and/or each business license, to ensure
the site does not become under -parked.
8. Prior to building permit issuance, the applicant shall complete an Off -site Parking Agreement
identifying all required parking for the project that is located on adjacent parcels as identified
by the Tentative Parcel Map (SLO 19-0114), parking spaces located on adjacent parcels 2 and
4, shall be used to provide the required parking for the proposed project.
9. The parking spaces located on the adjacent parcels shall be owned, leased or otherwise
controlled by the party controlling the use 1150 Laurel Lane, until required parking for the
use of the building can be provided on -site or the use changes with a lower parking
requirement. This permit shall be valid only for the operation of the proposed mix -use
development at 1150 Laurel Lane. Expansion, modification and/or change of the uses, not
substantially in conformance with this permit, shall require City approval.
10. 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 other 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
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Engineering Standards and Community Design Guidelines, to the satisfaction of the Public
Works and Community Development Directors.
11. 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.
12. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. 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
13. 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.
14. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. 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. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director.
15. 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).
16. 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
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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.
17. The design of proposed structures shall demonstrate compliance with required noise
attenuating construction techniques that reduces noise exposure to acceptable levels.
Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not
exceed 45 dB consistent with the City's Noise Ordinance. Plans submitted for construction
permits must clearly indicate and describe noise attenuation measures, techniques, and
materials, and a noise consultant shall verify that the building design and construction reduces
noise from the warehouse spaces and the restaurant/brewery, to meet the standards of the
City's Noise ordinance.
18. Prior to building occupancy, the owner of the property shall provide a Residential Noise
Notice in writing for residential occupants stating that the property is located within a
commercial zone in an urban -type environment and that noise levels may be higher than a
strictly residential area.
19. Prior to building permit approval, a separate sign program document shall be provided to the
Community Development Department (CDD) that clearly shows all existing and newly
approved wayfinding and tenant identification signage, including their approved locations,
sizes, and dimensions. The sign program submitted shall be reviewed for consistency with
the plans approved by the Planning Commission and kept on file for future reference. The
approved sign program shall be provided by the property owner to any new or existing
tenants. Any signage proposed that is not consistent with the sign program shall require an
architectural review.
Housing Programs — Community Development Department
20. Prior to the issuance of construction permits, the city and the project owners shall enter into
an Affordable Housing Agreement, to be recorded in the office of the county recorder. The
agreement shall specify mechanisms or procedures to assure the continued affordability and
availability of a minimum of 1 dwelling unit to low- or moderate -income households that is
of a comparable mix of the market rate units in size and quality, to the satisfaction of the
Community Development Director. The agreement shall run with the land and shall be
binding upon all heirs, successors or assigns of the project or property owner, and shall ensure
affordability for a period of not less than fifty-five years, or as otherwise required by state
law. The developer may choose to pay a fee to the City in lieu of constructing affordable
dwellings to meet this requirement, in accordance with Section 17.138.060.
Engineering Division — Public Works/Community Development
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21. The building plan submittal shall show and note all on -site and off -site improvements. Any
upgrades to the connection to the railroad safety trail or other work located on a City owned
parcel or public right-of-way will require a separate encroachment permit.
22. The building plan submittal shall show and note compliance with the parking and driveway
standards for any proposed or required parking lot modifications.
23. The existing parking lot planters shall be replanted with trees per the original approvals or as
proposed with the building permit plan submittal to the satisfaction of the Planning Division.
The applicant shall review the existing parking lot tree plantings to verify whether the trees
in decline may need to be removed and replaced. The landscape irrigation system(s) shall be
restored, or a program of hand watering shall be established.
24. The building plan submittal shall include information on the existing parking lot drainage
systems and any existing water quality treatment systems. The approved building plans for
the existing drainage system and basins were not available at the time of this review.
25. An Operation and Maintenance manual shall be provided for the existing and proposed water
quality treatment systems. A Private Stormwater Conveyance Agreement shall be recorded
in a format provided by the City.
26. The existing parking lot drainage systems that drain directly to the adjoining creek and culvert
systems along the northerly and westerly property lines shall be upgraded to provide some
level of water quality treatment prior to discharge to the adjoining drainageways. The
proposal shall consider Best Management Practices and provisions for some trash capture.
Passive Low Impact Development treatment systems that encourage some infiltration and
retention should be considered. The existing site development may accommodate landscape
features such as dry creeks and basins. The existing two drainage outlets shall be upgraded
to stabilize or correct the areas of minor erosion.
27. Prior to building permit issuance, the existing pedestrian path of travel from Laurel Lane to
the project site shall be secured through easement recordation or a new path of travel shall be
provided that does not cross adjacent parcels, to the satisfaction of the Community
Development and Public Works Directors.
Transportation Division — Public Works
28. Per the Transportation Analysis dated August 24, 2020, clear pedestrian travel paths shall be
constructed along the northwest and northeast sides of the building, as well as connecting to
on -site amenities, including the existing sports courts.
29. Per the Transportation Analysis dated August 24, 2020, the connection from the Railroad
Safety Trail to the project site shall be improved to include lighting. Additionally, the bike
trail connection should be conveniently accessible, marked or signed from any of the building
access points. Ideally, the bike trail would provide a direct connection to the parking lot.
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Fire Department
30. Storage of Propane for forklifts: The City's amended Fire Code allows up to five gallons of
propane (LPG) for use in outdoor appliances in residential properties. Indoor storage of LPG
for use of forklifts in the warehouse would be beyond what is allowed for residential use as
defined in the zoning code for mixed use projects in manufacturing zones. All LPG storage
shall be removed from the warehouse and stored in an exterior secured enclosure.
31. All current uses of the warehouse shall be identified and shall comply with the conditions and
limitations of the proposed project. Future uses shall be approved by the Fire Department
prior to application for a City Business License or implementation of the proposed use. Any
use that would require a Fire Department operating permit including, but not limited to high -
pied combustible storage will not be permitted.
32. Plans submitted for a building permit shall demonstrate compliance with occupancy
requirements, as there is no allowance for Unlimited Area for mixed use buildings containing
group R-2 occupancies, the warehouse loses its unlimited area and must comply with the area
limitations found in Chapter 5 of the Building Code. The Building shall be separated by
compliant Fire Walls in accordance with Chapter 7 of the Building Code so as not to exceed
area limitations.
Utilities Department
33. 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.
34. All utility easements dedicated to the City shall comply with the latest engineering design
standards and shall have reasonable alignments needed for maintenance of public
infrastructure.
35. The applicant or property owner shall provide with the building permit application a
comparison of the existing sewer generations versus proposed sewer generations per Section
7 of the City's 2020 Engineering Design Standards.
36. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to issuance of a Building Permit.
37. All commercial uses within the project that include food preparation shall include provisions
for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s)
shall be provided with the design. These types of facilities shall also provide an area inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary
sewer.
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38. The applicant or property owner shall provide with the building permit application a
comparison of the existing water demands versus proposed water demands per Section 6 of
the City's 2020 Engineering Design Standards.
39. Water service meters shall be adequately sized to serve the existing and proposed dwelling
units. Construction plans will be required to identify the existing meter size and service
laterals for the proposed project.
40. The project's commercial and residential uses shall be metered separately. All residential units
are to be individually metered. Privately owned sub -meters may be provided for residential
apartments upon approval of the Utilities Director. The CCR's for the property/homeowner
association shall require that the sub -meters be read by the association (or P/HOA contracted
service) and each apartment billed according to water use.
41. Water meters shall be located within the City's right-of-way consistent with City Standards.
42. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water, when available. The project shall install 900-feet of 8"
recycled water main along the south-west boundary of the parcel, to the satisfaction of the
Utilities Director.
43. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.0 of the City's Municipal
Code. Recycled water is available through the City's Construction Water Permit program.
44. A separate meter shall be provided for non-residential landscape areas greater than 1000sf
[2016 Green Building Code A5.304.2 Water Code Section 535 and City Uniform Design
Criteria] and shall comply with the requirements of Municipal Code Section MC 17.70.220.D,
to the satisfaction of the Utilities Director.
45. 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.
46. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and
local waste management ordinance to reduce greenhouse gas emissions.
47. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City's Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
48. The project will be required to provide a plan for the disposal, storage, and collection of solid
waste material for both the residential and commercial components of the project. The
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development of the plan shall be coordinated with San Luis Garbage Company and a written
confirmation shall be included in the building permit submittal. The plan must be submitted
for approval by the City's Solid Waste Coordinator.
49. Refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams, trash, recycling, and
organics.
Indemnification
50. 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 Kahn, and on the
following roll call vote:
AYES: Commissioners Kahn, Quincey, Shoresman, Wulkan, Vice -Chair Jorgensen and
Chair Dandekar
NOES:
None
REFRAIN:
None
ABSENT:
Commissioner Hopkins
The foregoing resolution was passed and adopted this 181h day of November 2020.
Tyler Cv , Secretary
Planning Commission