PLANNING COMMISSION
RESOLUTION NO. 2024-________
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING DEVELOPMENT PLAN PERMIT NO. 2023-00024 AND TENTATIVE TRACT MAP NO. 2023-00014 (TTM 38579) FOR CONSTRUCTION OF 243 TOWNHOME UNITS AND THE SUBDIVISION OF 17.26 ACRES INTO 11 PARCELS (11 NUMBERED) AND ASSOCIATED OFF-SITE IMPROVEMENTS, LOCATED NORTHEAST OF THE INTERSECTION OF CLINTON KEITH ROAD AND WHITEWOOD ROAD (APNs 392-330-003, -007, -020, and -021) WHEREAS, on October 26, 2022, the City of Murrieta received applications for Development Plan permit 2023-00024 and Tentative Tract Map No. 2023-00014 (TTM No. 38579), “the Project” pursuant to Chapter 16.94 of the City of Murrieta Development Code proposing the subdivision of 17.96 acres, and associated off-site roadway infrastructure improvements; and WHEREAS, the Project previously received comments on the Senate Bill 330 (SB-330) Preliminary Application (PRE-2022-2558) and the comment letter issued on May 29, 2022; and WHEREAS, the Project application was processed by the City subject to SB-330; and WHEREAS, the Project site is bordered to the west by Whitewood Road and Multi-Family-2 zoning; to the north is Multi-Family-2 zoning; Single-Family (SF-2) zoning is to the east; and Clinton Keith Road and Multi-Family (MF-2) zoning to the south; and WHEREAS, the Project site on the City of Murrieta Zoning Map is zoned MF-2 which allows for multi-family residential development when designed at a minimum of 15.1 - 18 dwelling units per acre with the approval of a Development Plan permit and Tentative Tract Map; and WHEREAS, the City of Murrieta has undertaken a review of the Project, including an environmental analysis pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, it was determined that the “Project” as proposed, is consistent with the General Plan and Zoning designations, is served by the required utilities and public services, and the initial environmental study determined that pursuant to CEQA, there are no significant impacts, and therefore, the Project qualifies for an exemption (Section 15183 “Project’s Consistent with a Community Plan or Zoning”).
WHEREAS, the Planning Commission has considered and adopted the CEQA (15183) environmental document comprised of an Initial Study and supporting Appendices (memos and technical studies), and additional supporting documentation, and, WHEREAS, a public hearing was duly noticed for the Planning Commission meeting of July 24, 2024, by mailing a notice to property owners within 300 feet of the perimeter of the Project site on July 12, 2024, publishing the notice in “The Press-Enterprise” newspaper on July 12, 2024, and posting the site on July 12, 2024; and WHEREAS, on July 24, 2024, the Planning Commission held a duly noticed public hearing and considered all written and oral reports of staff, heard, and considered public testimony on the matter, received written and oral testimony from the Applicant, and considered related materials and communications which are reflected in the administrative record of this matter.
WHEREAS, the Planning Commission has considered the Tentative Tract Map as proposed and may approve or conditionally approve such map if found that the proposed subdivision, together with the provisions for its design and improvements are in conformance with the General Plan, and all applicable provisions of the Development Code; and NOW, THEREFORE, the Planning Commission for the City of Murrieta hereby resolves as follows:
SECTION 1. In accordance with Section 16.56.040 of the Development Code, and based upon the facts and statements of public and City staff, and information of record (conditions of approval) provided at the public hearing in this matter, the Planning Commission of the City of Murrieta makes the following findings regarding Development Plan Permit No. 2023-00024:
The proposed use is allowed within the subject zoning district and complies with all applicable provisions of the Development Code.
FACTS: The proposed DP (Oak Crest Townhomes Residential Project) multi-family project is consistent with the Murrieta Development Code and General Plan. The Project also proposes the subdivision of 17.96 acres into 11 parcels (11 numbered parcels).
General Plan Goal LU-1 - Provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project implements this Goal by providing a multi-family residential use within the multi-family zoned area. Consistent with assumptions made by the City’s General Plan analysis, the subject site is designed to accommodate future residential development. The Project provides all the necessary road and sewer infrastructure to serve the Project. The future residents of the Project will complement the retail, commercial, civic, and healthcare oriented businesses in the area as these services are within walking distance of the subject site.
The Project is consistent with Policies LU-1.2, LU-1.3, and LU-1.6 – Land use designations that will provide for a wide range of densities, ensure opportunities for all types of housing, and promote future patterns of development and land use that reduce infrastructure construction costs and make better use of existing and planned public facilities. As the Project is consistent with the General Plan Land Use designation, the Project implements these policies by implementing the land use pattern envisioned within the General Plan and meets the minimum density of 15.1 - 18 dwelling units per acre. The Project would allow for infrastructure road, water, and sewer improvements to Arendt Lane, Whitewood and Clinton Keith Road(s).
As stated in General Plan Policy LU-12.1 – The Project does provide for residential use for the existing retail and job environment in areas adjacent to the Project.
The Project provides for other improvements such as striping, bicycle lanes, sidewalks, and landscaping. City staff has analyzed the Project design, including preliminary grading plans, hydrology, stormwater, traffic, and the tentative tract map to ensure the conditioned Project provides for a consistent design for future public and private streets. GOAL CIR-1 provides for a circulation system that serves the internal circulation needs of the city, while also addressing the inter-community or travel needs. This goal is achieved through the review of Engineering, Traffic, and Capital Improvement Program (CIP) staff for adroit review including but not limited to sight distance, minimum driveway spacing requirements, off-site property ingress/egress points, undergrounding of power lines, sewer and water upgrades and hydrology for the Project. As stated in the following policy, CIR-1.5 is to maintain a set of street standards and requires that all new road facilities be constructed or upgraded, where feasible, to meet City standards. Also, policy CIR-1.11 states its goal to support the implementation of complete streets through a multi-modal transportation network that balances the needs of pedestrians, bicyclists, mobility-challenged persons, older people, children, and vehicles while providing sufficient mobility and abundant access options for existing and future users of the street system.
The General Plan GOAL CIR-2 directs projects to have a comprehensive circulation system that promotes safety. The Project design demonstrates, and the confirmed through review by staff and certification by the applicant’s engineer of work, demonstrates consistency with policy CIR-2.9, to ensure that new roadways and intersections provide adequate sight distances for safe vehicular movement. Careful consideration was made to include a review of off-site ingress/egress points and alignment of driveways along Arendt Lane, Whitewood and Clinton Keith Road(s) by the Engineering and Traffic Departments to ensure the designs comply with engineering standards.
GOAL CIR-3 seeks circulation systems that preserve the quality of residential neighborhoods. The DP and TTM design identify that the proposed residential design will be primarily served through internal driveways, which prohibit situations of bypass routes. This demonstrates consistency with CIR-3.2, as staff has reviewed the design of all proposed new residential neighborhoods to ensure that “cut through” routes are minimized, and pedestrian connections are maximized.
As stated by GOAL CIR-6, Alternative travel modes and facilities are available to serve residents and employers/employees and reduce Vehicle Miles Traveled (VMT). The Project provides access to alternative travel modes and facilities for residents, who will complement the adjacent retail, office, and job environment. A direct pedestrian pathway between the northeast portion of the site and the adjacent Spectrum Center and provides for sidewalks and bicycle use on Whitewood Road and Clinton Keith Road. This will allow easy access to shopping, jobs, and public transportation for future residents. In addition, the Project relies upon a Traffic Impact Analysis, which shows consistency with policy CIR-6.15, which utilizes VMT as the performance measure to be used for CEQA transportation analyses conducted in the City to be consistent with SB 743. It should be noted that VMT has been the performance measure for both land development and transportation projects since July 1, 2020.
The Project requires the construction of pedestrian, sewer and water improvements (conditioned to go through annexation process with Eastern Municipal Water District), stormwater, sidewalk, pathways, and roads. In confirming conformance with the Infrastructure Element of the General Plan, staff and the Applicant have coordinated with the respective water/sewer district to ensure the Project is conditioned to provide adequate services for future residential uses. The Project design demonstrates consistency with GOAL INF-1 by ensuring that new development and redevelopment is coordinated with the provision of adequate infrastructure for water, sewer, stormwater, and energy. Also, INF-1.4 is intended to ensure that new development and redevelopment provide infrastructure for water, sewer, and stormwater that adequately serves the proposed uses, and that such has been coordinated with affected infrastructure providers. Lastly, with an analysis of the Water Quality Management Plan and Drainage Study, the Project complies with stormwater regulations, including Policy INF-1.11 to ensure sufficient levels of storm drainage service are provided to protect the community from flood hazards and minimize the discharge of materials into the storm drain system that are toxic, or which would obstruct flows.
The Project demonstrates consistency with the applicable objectives, policies, and goals of the General Plan. In addition, the proposed TTM is consistent with the Subdivision Map Act. With the implementation of the conditions of approval and mitigation measures, the Project is determined to be consistent with this finding.
The proposed use would be consistent with the objectives, policies, general land uses, and programs of the General Plan.
FACTS: The site is physically suitable for development for the proposed multi-family project. The Project is consistent with the Land Use and Housing Element goals by providing a balanced community in a location accessible to jobs, retail, schools, recreation, and public transportation.
The multi-family residential project can facilitate required setbacks, density, parcel coverage, common and private open space, amenities, landscaping, parking, driveways, stormwater systems, utility boxes, signage, and other ancillary needs for the ultimate structures.
General Plan Goal LU-1 - Provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project implements this Goal by providing 243 units of housing to help accommodate the current demand for quality housing, and anticipated growth in the City of Murrieta. The Project is consistent with Policies LU-1.2, LU-1.3, and LU-1.6 regarding land use designations that will provide for a wide range of densities, ensure opportunities for all types of housing, and promote future patterns of development and land use that reduce infrastructure construction costs and make better use of existing and planned public facilities. As the Project is consistent with the General Plan designation, the Project implements these policies by implementing the land use pattern envisioned in the General Plan. The density of a minimum of 15.1 - 18 dwelling units per acre increases the relatively limited supply of residential multifamily product that are in high demand within the City of Murrieta. The Project’s density also allows for more efficient delivery of infrastructure, transportation, and other public services.
The Project is consistent with General Plan Goal LU-3 - Stable, well-maintained residential neighborhoods in Murrieta. The Project is consistent with this goal by providing a safe, clean, and well-maintained residential community in the City of Murrieta. The Project is consistent with Policy LU-3.4 – Strive to provide a diverse mix of housing types, along with high standards of residential property maintenance. The Project adds 243 multiple-family dwelling units that add diversity to the City’s housing stock which consists of market-rate housing. The Applicant proposes to use quality construction materials and will actively manage the site via a Property Manager to ensure it meets community property maintenance standards.
The Project is consistent with General Plan Goal LU-4 - A housing stock that meets the diverse needs of Murrieta’s existing and future residents. The Project is consistent with this Policy by adding 243 dwelling units in the City of Murrieta, where most of the current housing supply is at market rate. This Project meets the needs of current and future residents. The Project is consistent with Policy LU-4.3 - Locate multiple-family housing adjacent to jobs, retail, open space, public transportation, and transportation corridors. The Project implements this policy by adding multiple-family housing adjacent to existing commercial, office, civic, and recreational areas.
The Project is consistent with General Plan Goal LU-9 - Land use patterns and urban design that support healthy and sustainable lifestyles and businesses. The Project is consistent with this Goal by offering amenities such as common outdoor space, two pools, a spa, barbeque, and fire pit areas, and outdoor recreation areas. Also, each townhome unit would feature private patios and balcony, with balcony sizes varying depending on the unit plan type. The Project is also consistent with Policy LU-9.3 - Encourage new neighborhoods to be built on a pedestrian scale, within walking distance of neighborhood-serving commercial areas. The Project is located within walking distance of bus stops, job infrastructure, and retail opportunities.
The Project is consistent with Housing Element Goals 1, 3, 4, and 5, to provide adequate housing opportunities throughout the City of Murrieta, minimize the impact of governmental constraints on housing production and affordability, promote equal housing opportunity for all residents, and identify adequate sites to achieve housing variety. The Project implements these goals of the General Plan by increasing the supply of multiple-family housing that is in heavy demand in the City. The Project is located on a site that the City has identified to achieve housing variety and adequate supply through the General Plan. Policies 1.1, 1.3, 1.5, 3.1, 3.4, 5.1, 5.2, and 5.5 provide a range of residential development types in Murrieta, including low density single-family homes, moderate density townhomes, higher density multi-family units, and residential/commercial mixed use in order to address the City’s share of regional housing needs; facilitate development of low-income housing through the use of financial and/or regulatory incentives, and design new higher-density residential projects at a scale, (number of units, height, etc.) that are compatible in design with adjacent residential areas; and provide developer incentives, such as a density bonus or flexibility in development standards, to facilitate the development of quality housing; support innovative public, private and non-profit partnership efforts for the development of housing, assess the social service needs of the community and provide a wide variety of social service programs to City residents, and identify vacant and/or underutilized parcels, throughout the City, that can accommodate a variety of housing types for all socioeconomic segments of the community; The Project increases the supply of higher-density market rate multi-family units in the City and helps meet the City’s share of regional housing needs. The Project carefully considered the character of the surrounding neighborhood and incorporated it into the Project through its architectural style and site design that is consistent with the Development Code and General Plan. This Project represents an opportunity to meet the needs of residents in the City of Murrieta on a currently vacant and underutilized site in the city.
No adverse impacts to the Conservation and Open Space, Noise, Safety, Circulation, Infrastructure, and Air Quality Elements are anticipated. The multi-family residential use allowed within the MF-2 zone, will maintain internal consistency with the objectives, policies, general land uses, programs, and actions of all elements of the General Plan. With the implementation of the conditions of approval, the Project is consistent with this finding.
The approval of the development plan permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act (CEQA), and there would be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored.
FACTS: The Oak Crest Townhomes Residential Project was analyzed in the Initial Study and prepared in compliance with CEQA (see Attachment 2.b. of the staff report). The Project will be subjected to additional review by federal, state, regional and county agencies, and tribal governments when subsequent permits are processed. The Project also will provide for fee payments that will go to drainage, Stephens Kangaroo Rat (SKR), and the Multiple Species Habitat Conservation Program (MSHCP).
The proposed Project was also reviewed for consistency with the MSHCP for Western Riverside County. The Property is not within a criteria cell and the Project is demonstrating avoidance of on-site resources (oak trees, creek area, cultural resources) through design. With the implementation of the conditions of approval, the Project is consistent with this finding.
The location, size, design, and operating characteristics of the proposed use would be compatible with existing land uses within the general area in which the proposed use is to be located.
FACTS: The Project proposes a Development Plan permit for a 243-unit multi-family project and includes a subdivision. The proposed roads, stormwater facilities, turning radii, sight distance, water/sewer infrastructure, design speeds, and other public health and safety items have been carefully analyzed. This includes the utility layout, preliminary grading plan, traffic impact analysis, stormwater management plan, hydrology study, geotechnical analysis, air quality/greenhouse gas emission report, and noise impact analysis are supporting documents that are found as appendices to the initial study (15183), which are included as part of the staff report. The thorough analysis demonstrates compliance with the laws, ordinances, and regulations for the processing of a Development Plan permit. With the implementation of the conditions of approval, the Project will not conflict with this finding.
The subject site is physically suitable for the type and density/intensity of the use being proposed.
FACTS: The site is located near two major streets, Whitewood Road and Clinton Keith Road. The site is located adjacent to and has been conditioned to comply with General Plan requirements. The future multi-family Project is permitted by the general plan land use designation, would be compatible with the adjacent uses, and would not be negatively impacted by the approval of a multi-family residential use at this location. Based upon a review of the title report as verified by the applicant’s engineer of work, the proposed Project does not impede access to existing easements.
There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to the public convenience, health, safety, or general welfare.
FACTS: The Project is designed with adequate open areas, safe circulation, and proper drainage. The site will be served by all necessary public utilities and infrastructure. These provisions are available from various existing off-site connections via Whitewood Road and Clinton Keith Road. The proposed construction is conditioned for and will comply with all applicable fire and building codes.
SECTION 2. In accordance with Section 16.94.080 of the Development Code and Article V of Title 16 Development Code, and based upon the facts the Planning Commission makes the following findings regarding Tentative Tract Map 2023-00014:
The proposed map, design, or improvement is consistent with the objectives policies, general land uses, and programs of the General Plan and any applicable specific plans, as specified by State Law (Government Code Section 65451); FACTS: The proposed Project results in the creation of parcels, infrastructure, and graded pads for the development of a multi-family project and is consistent with the Multiple Family-zoning, as it’s designed to meet the density range of 15.1 - 18 dwelling units per acre, as well as Article V of the Development Code, which regulates subdivisions.
The site is physically suitable for the type or density of development proposed; FACTS: The proposed Tentative Tract Map, as conditioned, is in conformance with the General Plan.
General Plan Goal LU-1 - Provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project implements this Goal by providing residential units that will provide for an injection of disposable income towards the existing retail businesses that are adjacent to the Project.
The Project is consistent with Policies LU-1.2, LU-1.3, and LU-1.6 – Land use designations that will provide for a wide range of densities, ensure opportunities for all types of housing, and promote future patterns of development and land use that reduce infrastructure construction costs and make better use of existing and planned public facilities. As the Project is consistent with the General Plan designation, the Project implements these policies by implementing the land use pattern envisioned in the General Plan. The Project would allow for more efficient delivery of infrastructure, transportation, and other public services to the site and the surrounding area.
Staff has analyzed the Project design, including preliminary grading plans, preliminary hydrology, preliminary stormwater, traffic impact analysis, and the tentative tract map to ensure the Project provides for a consistent design for future public and private streets through the implementation of the conditions of approval and final engineering. GOAL CIR-1 seeks a circulation system that serves the internal circulation needs of the City, while also addressing the inter-community or travel needs. This goal is achieved by the review of Engineering and CIP staff for the included public road improvements to Whitewood Road and Clinton Keith Road. The Project is consistent with Policy CIR-1.5, which requires the City to maintain a set of street standards and requires that all new road facilities be constructed or upgraded, where feasible, to meet City standards. Also, Policy CIR-1.11 supports the implementation of complete streets through a multi-modal transportation network that balances the needs of pedestrians, bicyclists, transit riders, mobility-challenged persons, children, and vehicles while providing sufficient mobility and abundant access options for existing and future users of the street system.
General Plan GOAL CIR-2 directs the city to have a comprehensive circulation system that promotes safety. The Project design demonstrates this as confirmed by staff with certification from the permittee’s engineer of record, demonstrating consistency with policy CIR-2.9 to ensure new roadways and intersections provide adequate sight distances for safe vehicular movement. The Project is consistent with GOAL CIR-3, which focuses on circulation systems that preserve the quality of residential neighborhoods. The Project design shows the residential areas served by internal driveways, which prohibit design approaches encouraging bypass routes. This demonstrates consistency with CIR-3.2, the design of all proposed new residential neighborhoods to ensure that “cut through” routes are minimized, and pedestrian connections are maximized.
As stated by GOAL CIR-6, Alternative travel modes and facilities are available to serve residents and employers/employees and reduce Vehicle Miles Traveled (VMT), the Project includes a pedestrian pathway connection to the Spectrum Center, as well as bicycle lanes along Ardent Lane, Whitewood and Clinton Keith Roads. This provides the opportunity for alternative commute options, including pedestrian and bicycle use. In addition, the Project relies upon a Traffic Impact Analysis, which shows consistency with policy CIR-6.15. The Policy focuses on utilizing VMT as the performance measure to be used for CEQA transportation analyses conducted in the City to be consistent with SB 743. VMT has been the performance measure for both land development and transportation projects since July 1, 2020.
The Project includes the construction of sewer, water, stormwater, sidewalk, pathways, and roads. In confirming conformance with the Infrastructure Element of the General Plan, staff and the Applicant have coordinated with the respective water/sewer district Eastern Municipal Water District (EMWD) to ensure the Project is conditioned to annex into EMWD in order to provide adequate services for the future residential uses. The Project design demonstrates consistency with GOAL INF-1, which states that new development and redevelopment are coordinated with the provision of adequate infrastructure for water, sewer, stormwater, and energy. Also, INF-1.4 ensures that new development and redevelopment provide infrastructure for water, sewer, and stormwater that adequately serves the proposed uses, and that has been coordinated with affected infrastructure providers). Lastly, with an analysis of the preliminary Water Quality Management Plan, the Project complies with stormwater regulations, for Policy INF-1.11, to ensure sufficient levels of storm drainage service are provided to protect the community from flood hazards and minimize the discharge of materials into the storm drain system that is toxic, or which would obstruct flows.
Regarding the City’s Economic Development Element, there are key goals and policies where the Project provides benefits, and as stated by Goal ED-3, the General Plan guides us to provide a sound, stable, and diversified economic base. The Project supports Policy ED-3.1 by supporting the potential for adding both workforce production and families, professionals, and other residents that have discretionary income to spend in nearby restaurants and retail establishments. The Project demonstrates consistency with the applicable objectives, policies, and goals of the General Plan.
The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
FACTS: The subdivision has been reviewed for compliance with the California Environmental Quality Act (CEQA). The Project has been processed under the 15183 Exemption process, as further described in Attachment 2 in the staff report, pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA), California Code of Regulations (CCR) Title 14, prepared for the Project, including the subdivision.
The design of the subdivision or type of improvement is not likely to cause serious public health problems; or FACTS: The design of the subdivision creates eleven parcels for development. The parcels share a common access driveway, and frontage improvements will be completed as part of the Project. The Project is also conditioned to go through an annexation process with EMWD where the sewer and water infrastructure will be planned and funded to be consistent with those agencies design requirements.
The design of the subdivision of the type of improvements would not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.
FACTS: The subdivision design does not conflict with easements or public access. Further, the design will improve public access on Whitewood Road and Clinton Keith Road by providing dedication and improvements.
NOW THEREFORE, based on the findings and facts set forth above, the Planning Commission of the City of Murrieta hereby approves Development Plan Permit No. 2023-00024 and Tentative Tract No. 38579 subject to the Conditions of Approval, attached hereto as Attachment 1, Exhibits “A”, and “B” as attached in the staff report.
SECTION 3. Pursuant to Government Code Section 66020, the 90-day approval period in which the applicant may protest the imposition of any fees, dedications, reservations, or exaction imposed pursuant to this approval, shall begin on July 24, 2024.
SECTION 4. The use of this Development Plan Permit and Tentative Tract Map approval shall be subject to the regulations of this and any other applicable governmental agency.
SECTION 5. Issuance of this Development Plan Permit and Tentative Tract Map approval by the City of Murrieta does not authorize the applicant and successors for this Permit to violate any Federal, State, or City laws, ordinances, regulations, or policies thereof.
SECTION 6. The City of Murrieta Municipal Code and Development Code Chapter 1.26 (Administration Citations) and Chapter 16.84 (Enforcement Provisions), provide for the issuance of administrative citations for municipal code violations. Should non-compliance with said terms and conditions of this Development Plan permit or any violation of the Municipal Code, the City has the right to issue administrative citations containing an assessment of civil fines for each violation and collect administrative fines for violations.
SECTION 7. Pursuant to the above findings, the Planning Commission of the City of Murrieta adopts the environmental determination for an exemption from CEQA for the Project pursuant to CEQA Guidelines Section 15183 and adopts this Resolution approving Development Plan Permit No. 2023-00024 and Tentative Tract Map (TTM) No. 2023-00014 (TTM 38579) subject to the conditions of approval in attached Exhibit A Conditions of Approval (DP-2023-00024) and Exhibit B Conditions of Approval (TTM-2023-00014).
PASSED, APPROVED, AND ADOPTED THIS 24th DAY OF JULY, 2024 ______________________________
Planning Commission, Chairperson
ATTEST:
______________________________
Carl Stiehl, City Planner
I, Carl Stiehl, City Planner, City of Murrieta, California do hereby certify under penalty of perjury that the foregoing Resolution was duly adopted at a regular meeting of the Planning Commission on the ______ day of ________, 2024 by the following roll call vote:
MOTION MADE BY COMMISSIONER ____________________________ SECONDED BY COMMISSIONER _______________________________ AYES:
NOES:
ABSENT:
ABSTAINED:
__________________________
Carl Stiehl, City Planner
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