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Home My WebLink AboutSEPTEMBER 9, 1997 , -' . . MINUTES An:adia City Planning CommissiOD . Tuesday, September 9, 1997 7:15 poOl. In tbe Conference Room of the Council Cbamben . Planning Commission proceedings are tape recorded and on file in the offi<:e of the Community Developmeril Division. PLEDGE OF ALLEGIANCE The Planning Coll1ll1ission of the City of Arcadia met in regular sessiOD 00 Tuesday, September 9, 1997 at 7:15 p.m. in the Conference Room of the Council Chambers nf the Arcadia City Hall, 240 W. HontlngtOD Drive, with Chainnan Jobo Murpby presiding. ROLL CALL: PRESENT: CommissiODeJSBeIl, Bruckner, Huang, Kalemkiarian,Murpby ABSENT: Commissioner Sleeler . CommissioDer Kalemkiarian Doted that he would like to be excused at 8:00 p.1O. MOTION It was moved by CommissiODer Bruckner, secoDded by CommissioDerHoaog to excuse CommissioDer Sleeter from tonight's meeting. ThemotioD passed by voice vole with none disseDtlng. --;. SUPPLEMENTAL. INFORMATION FROM.STAFF.REGARDING AGENDA.lTEMS None TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE PLANNING COMMISSION ON NON-PUBLIC BEARING MATl'E1lS (S.MINUTE TIME LIMIT PER PERSON) None OTHERS ATfENDING: City Attorney Micbael Miller Community DevelopmenlAdministrator Donna Butler EcoDOmiC Development Admini"'r3tor Peter ~inn.h"n Associate Planner James Kasama Garland Roberson, owner of Sullivan Paints - 134 E.HuotingtOD Dr. & Presidenl of ABA Kay HuB; assoc:iale of Santa Anila Loan & Jewelry -25 S. Firs! Ave. Margaret Warner, owner of the Arcade Building - 38 & 40 E. HuotingtoDDr; Fay Stabler, owner of 32 & 34 E. HontingtOD Dr. TOPICS FOR DISCUSSION AND DIRECTION Ms. Butler said thai tonigbt's study sessiOD is 10 review the effectiveness of the CBD ZODe and the regulations as they relate 10 the existing businesses in the downtown and its poleDtiaI growth. After the walking tour of the Downtown 00 . --..o-...n9O"t . . Saturday, August 23rd, the City Council asked the PIanoiDg Commission to detemiine if the existing regulations need to be c\wlged. They asked that the Planning Commission review them and make recommendations. Staff bas outlined some topics of discussion. Ms. Butler did not think that they would be able to gel through all of them tonigbL This information bas been given to the ABA and the Cbamber of CoIll1llefCe and the hope is that the PIanniog Commission will discuss these topics withtbetil. The Planning CommissiOD'S recommendations will be forwarded to the eity Council uponcompletioD. The City Council will review the. PI.nning Commission' recommendations and provide direction to the Planning staff 00. how they wisb.to.proceed. The cbaoges, in the fonn oca texumeodment, will come back to the Pl.nnh,g CommissioD and the eity Council for public hearings. At that time, the public and various associations will be invited to comment Following the City Council~s action, ordinances will be prepared, introduced and adopted, and they will be effective 30 days following adoption. This process lakes approximately five months. Commissioner Bruckner suggested discussing signage issues at another meeting, He thought that.they should address land use iSsues~first and then sigoage. The CommissiOD agreed. 1. What is the goaIMsIOD for the DowntowD! In ICSpOnse to,a question by Cbairman,Mmpby, Pete Kinn.h.n:EcoDomic Development Administrator gave a brief bistOI}' of the downtown revitalizatiOD program. He stated that a downtown reyita\ization Slralegy prognun was recommended by. Michael Friedman and adopted by the City Cotmcil in 1993. Several community bearings were.beld and the document; "Downtown Revitalization StIategy and Program" was adopted by the City Council that setcforth some goals and objectives for the downtown area. Zoning cbaoges were a part of the Friedman recommendation. Ms. BDtlcr said the purpose of the CBD zone is outlined in Section 9264.1. It provides a sUmmary of what is intended for the area. At the July 15th special meeting, staff asked for directiOD from the City Cotmci1 reganling the delinitiOD of retail uses.andshould the' City Council review the reguJationsas'theyrelatetoHuotingtOD Dr. and First Ave.? Commissioner Kalemkiarian saideveryoDe's vision of Downtown An:adiais to drive'there and see lots of people and cars. Chairmat1 Mmphy thought the Downtown area should be a warm, friendly, welcoming environment wbere sboppers will enjoy themselves, aiJd.be motiVated to visit frequently for theii- diveIsifiedsbopping needs and dining enjoyment. and wbere the businesses froDting 00 Huntington Dr. are augmented by SCIvice. and ollice uses that. reflect a truly diversified CBD. CommissioDer Bruckner said di1ring the CODSIIIIctiOD of the street improvements, the area and businesses suffered. He did not think that Ibis area bas realized the benefits of the improvements yet It takes sometime for the improvements to be absorbed. He did Dot think that they sbould rush in and make changes alibis time because they just fini<hed with the improvements and be did not lhiIik that it is the time yet to go back and disrupt things again. He thought that what was needed was some.fine tuning and some re-looking at things. This is a process that is never complete,. rather, they need to trY to continue to improve, and make it better eacb year. Commissioner.Bruckncr ,vent 00 to say that he'd like to focus on Huntington Dr; and the ground floorareas there. The buildings and businesses on HUDtingtOn Dr..are vel}' differentfrom the buildings on First Ave. There are.many more buildings 00 HuntingtOD Dr. that bave .office froDtS and are difficult to. make into retill froDts. One issue to address would be to determine if they should allow office uses on'the ground floor and get those spaces leased, thus bringing people into tbearea. He did Dot think that that shotild be done 00 First Ave., yet It should be dODe on HuntingtOD Dr. to see if it works because there are ;1 lot of buildings on HuntingtoD.Dr. that are better suited for office uses and lIying to make them retail would be an uphill battle and would consequently hold the area back from developing. Chainnan Murphy'agreed that the land uses for Huntington Dt. and First Ave. should not have the same criteria. FllSt Ave. is a pedestrian type of an area, whereas Huntington Dr. is:a corridor, a main thoroughfare. Arcadia City Planning CommissioD Pagel 9/9/97 . . 2. DerUle tbe "Downtown An:a" - (this item was.not discUssed) 3. "Retail" vs. ."Commen:ial" use. In the CDD ZODe the froot ODe-third of the ground floor most be retail, unless "grandfathered" or constrocted as an office building. This applies to aU buildings a1oDgHuotingtOD Dr. and First Ave. Mr. Roberson asked. if the south side of Hootington Dr. between SaotaAnita and First can be addressed because of the lack of paIking. He WODdered if they can look at pOrtions of the downtown area, such' as' tbl\t one, or would their actions be for the area as a whole? He thought there is a mixture of issues, and parking is an issue on the South side of Huntington Dr. between Santa Anita and First Avenues. He asked If more flexibility could be allowed iD this area becllne(' of the. Jack of parking. Ms. Buller asked why is it that there iso'l.retaiI there? ,Is it due to lack ofpaIking, or is there some other reasoD that retail does lIot want to be at'that 1000000D? Ms. Stable{felt thatpaIking is a problem, even for office uses. She thought that additional parking would belp with bringing in retail uses. Commissioner Huang rem3rked that the parkingissoe coDtnbutes to the sitnation, bUt it is DOt the only issue involved. The vacancies were'there prior to.the improvemeDts wbeD there was more paIking a10Dg the south side. of HOOtingtOD Dr. CommissionerKalemkiariao said if.he was a property owner on HootingtonDr., be would notwaot'differentrules for one property vs. another. He would not want there to be uses that one property could have and another cannot Commissioner,Ben said that the difference between HOOtingtOD Dr. andFust Ave. is not distinct; and CommissioDer Huang agreed.Sbe said the buildings 00 HiintiilgtoD Dr. area little bigger and Dewer than those 00 First Ave. Sbe felt that hP(-;l"se of the redua:d speed on First Ave., a'small SIOrewould be more noticeable than if it was on HuntiogtoD Dr. CoJJlJIlissioner Huang said the percentage of retail is slightly. higher 00 FirstAve. than 00 Huntington Dr., bUt basically both area mixofuses. Ms. Huff.remaIked that First, Ave. sbouldnotbe considered.a tbOrougbfare. COmmissioner Bruckner agreed and said that First Ave. is. distinctively differeDtin cbarncter. Mr. RobeIsoD said he purchased his property b<>q!use of the traffic 00 Hootingtou Dr. First Ave. has an ambiance, but bigh viSIbility is the best thing a retail business can have. Commissioner Bruckner viewed Firs\, Ave. as. a Deighborbood shopping area, but going. to the paint store ot the bike sbop is an occasional "destin3tiOD~ visit Those are the types of uses and offices that Deed the visibility from being Huntington Dr. Cbairman Murphy agreed and thought the traffic alODg HootingtoD Dr. isCOllllDlJ\er traffic. He asked if the ABA has a preference? Mr. Roberson said that most of,the ABA Board prefers retail. Ms. Stabler disagreed. Sbe doesoot thiDkthat retail is the preference of the owners in the area. A~''Il ("~tv 'PIClmn\nn,C'Am.""c:.n..... 1>_' 9IQ/Q"l . . Commissioner Bell said besides the difference In their characters, the vebicuJar speeds make a difference between the two stteets. A. small store front migbt nut be as visible and wouldn't survive on HuntingtoD Dr., as it would on First Ave. CommissioDerBruckoer said the largest building on Huntington Dr. is located 00 the north side at the comer of First Ave. and is a non-<:oofomring office building. He thought that to be odd. Commissioner Bell asked if a percentage could be office use 00 the ground floor? Commissioner Huang said they are discussing the regulations but are ignoriDg the market's IeSlrictioDS. lie thought there sbould be an iru:eotive to promote retail sucb as an Economic Development loan. C!Jairman M\lIPhy said that it seems that they are leaniDg toward liberalizing the regulations on HuntingtOD Dr. to a miXed use area as opposed towbat the existing regulations allow. CommissioDer Bell thought there sbOuid be some restrictions 00 too mucb. office space because they would lose the pedestrian feel because tbeothere is ooly traffic at lunch time. CommissioDer Kalemkiarian left at 8:00 p.rn. Ms. Warner said thateven with the available parking they cannot get retail. Ms. Butler stated that there is a distinct difference betweeD HuntingtOD Dr. and First,Ave. When First Ave. was redesigned, they created a more pedestrian envirooriient by s1owing.dowo traffic with stop signs, and narrowing the street Along Huntington Dr. there is a median strip separating the DOrth and south side, physicaUy and visually. It is not easy to cross. over from one side to the other, This is not typical of most downtowns because they generally bave only lWo-lanes.oftraffic. Sbe disagreed about the parking 00 HuotingtonDr. and said there is plenty of parking at the rear of the buildings. The parking is DOt located in the froDI, but that is not the total issue. It is definitely easier for t1)e north side because there is collective parking behind the shops. She agreed with CommissioDer ~ that the marlret dictates the types of uses. A retail use would go to an area with pedestrian traffic and great visibility. Sbe concurred with Commissioner Bruckner's cOmment that a year and a baIf is not a 10Dg time to reallze the results of the improvements. The one question they should ask is, "Sbould HuotingtOD Dr. be Zoned striCtly for retail.,. Cbainoan M\lIPby did DOtthink there would be a resolutiOD until there is commonparldng. Mr. IGnn.h.n said Downtown 2000 bad two COtnpC?Dents; one was the. "Streetscape" whicb is already done and the other is made up of seveml rompoDeuts, and called a "Business Incentives Prilgram". If the merchants would c:oopetllte, the City would pay for a coUectiveparldng lot They would have to give the City cross~ allowing all the uses to share the parking: However, to daie, no merchants or owners have wanted to take pan In such a program. A commOD coocerois liability, and the cost of insIuance. However, there are other areas in the City;a1oog Baldwin Ave."Doarte.Rd., and UveOakAve. that have common shared.parking, and thOse merchants and owners do not express any coocerns, Mr. Miller did not think that liability insurance would be a problem and thougbt the property owners' concerns were unwarranted. He thought the liability.would be fairly minim..' . . Ms. Stabler remarked that the owners feel that the patrons of the bars take advantage of their parking. Sbe a1sbsaid that the \:n":;"",,~ 00 the north side of Huntington Dr. also post "Private Parking" signs in the areas immediately behind their buildings. . Mr. }Cinn.h." said be bas never seen those private parldng restrictions enforced. Ms. Stabler said there is DO parking problem because there is no business oracti,;ty: An"'Ania {'itv 'Phtnmnn ("~,",inn PDn....4 QIOIQ'7 . . Mr. Kiimahan hoped there would be a parking problem. 10 every city thaI bas a successful downtown, people will paIk blocks away and Walk 10 get there. He boped thaI Arcadia would be there someday. - Ms. BuUer said sb.e bas driven Himtington Dr. during the lunch hollIS recently and during the weekend and. noticed thaI there is not a parking problem 00 the street Mr. RobersoD,remarked thaI there area 10t..of13ctOIS Involved withthHut:cess of any business. Ifa business is good, people will find a way to get there. Chairman Mwphy wODdered how other cities, sucbas Monrovia, can proVide commOD parldng, but Arcadia is unable to. He said be believes that the problem with the businesses 00 the south side of Huntington Dr. is .the parlring. One problem is,that some of the landscaping makes it difficull to get to certain businesses. Ms. Stabler asked the CommissiOD to imagine the DOrtb side of HunODgtODDr. with the same amount ofparlring as the south side. If that were the case, there would 001 be mucbretailon the north side either. CommissioDer Bruckner understood the property owneIS' frustratiOD with having their spaces vacant and remarlred that it is better to bllve some income than DODe. He asked ifit-is possib1eto put in an interim office use allowance for a specified period of time. Could there be some son of a compromise, where for a few years office uses could be allowed and gnmdfatheJed,or until the time wheD the lease runs ouland the cOntract terminates? Then there would be some use and vibrancy there and.the property would nol be vacant Mr. Roberson asked if they could have specific areas ZODed differeotlyto deal with the current problem imtilit can be dealfwithin another fasbioD? CommissioDer Bell remarlred that t1ie rents in Arcadia are mucb biglier than in Monrovia and ontiI the owners get desperate enough to lower their rents, their bnilding;: will remain vacant. Wben good office space can be leased in a beautiful building 00 MynleAve. in Monrovia-for 2()-30"1o less, why sbould someone lease in Arcadia? Mr. Kinnaban said rents areapproximalely 50"/. less in Monrovia. He remarlred that on HuntingtOD Dr. the average lease is for $1.00 per sq. It triple.net and for prime retail such as the Gribble Center it is approximately $1.85 per sq. It triplenel Officeusesti:odbe about $1.35 per sq. It full service~. Commissioner Huanpgreed with allowing the mixed use and said thaI it took a (ODg time for many of the cities thaI are suc:cessful oow. He believed thaI at this time they need to provide flexibility so the transitiOD will be easier. Chairman Murphy agreed and iliouglit il is reasonable forHuntingtoDDr. Mr. Roberson felt there sbould be a time limit He did not want a blanket approval. Cbairman Murphy waS hesitant in recommeodingto the City Council time restrictions or moratoriums_ He also said they should dirc:ct their alleDtion toward First Ave. Commissioner Bell asked if they are taking away from developing a pedestrian area by allowing office uses 00 the first floor on Huntington Dr.? Mr.lCinnohon replied thaI the policy that was adopted initially in 1993, and further ratified with the CBD ordinon,.,. wbich was adopted _in January ofbstyear, was thaI HuotingtonDr. and First Ave. would be pedestrian oriented. Commissioner Bruckner remarlred thatihe question to ask is does the City want the store fronts to remain vacant or do we want to get some activity? He did not think the city should provide incentiVes for office uses bul offer them Jor retail. If. an office use goes in il will help by reducing the vacancies, buttbey should not eDcourage them by offering incentives. to office uses, An"Mi. i-itu Pl.nminrt'rt'ln'U'nivct1nn 'PAl'J.<o'" o/a/fn . . Mr. Kinnahan .briefly summarized the facade rehabilitation program that is available to office uses, but priority is given to retail. Ms. Butler said even if they were to approve office uses, they woUld stillwanl to maintain the.retail appearance. This would allow for an easy COnversiOD should a retailteoant be interested. The goal is to encourage retail, but the,market is not there at this time. Commissioner Huang said the entire area is still in a transitiOD period. There are vacant spaces 00 First Ave. as well. If he bad a small business, be would not go somewbere wbere there are lots of restrictions, or DO iIiceotiveS. The area has Dot yet developed into an area with a nice retail ambiance. He was in favor of allowing office uses 00 the ground floors for the time being. Commissioner Bruckner felt they sbould give a.little bil more time, possibly revisiting this issue In a coupie of years. Chainnan Murphy felt dining estab1isbmeors are what make an area friendly. He asked if there' were any sort of incentives that were being offered'to existing or POtential merchants? . Mr. J<inn.h.n responded that there are two programs. The Commercial Facade RebabilitatiOD Program is one that will hopefu11y be instrumenta1 In bringing iD a restaurant to the DOrth side of Huntington Dr. between First Ave. and SecoDd Ave., as well as a book store,anotber restaurant and JIOSSloly a coffee sbop.Staffis CUITCDtly worlring on bringing In the above mentioned businesses by using this program as an incentive. The other program is the "Business Attmction Program" that is designed for a "high impact".type of business that brings in a lot of people and is a high sales.tax producer, sucb as restaurants and delis, and.Slores sucb as Banana Eepublic and The Gap. This.program assists those tn!CS of uses to come to the Downtown. It isnoi, bowever, intended for.a smal1 restaurant to relocate.to the Downtown. It is intended for a large estab1isbmen1.fo relocate to the Downtown from another'cii}'. It will assist withleasepaymeJlts, moving costs as well as other types of assistance. Most of the contacts come from brokers and developers because they get a COIl1ll1issiOD if they find a deal In reality, they act as agents. wotldng for the City. Commissioner Huang suggested that in addition to what the Redevelopment Agency is doing, the Citysbou1dbe giving the merchants a break by offering any '~';"~J)ce. sucb as waiving fees. Mr. Kinn.h.n remarlced that the City Council has adopted a policy to waiVe fees for large, new developments, but not for smaller ooes. 4. DiscussioD of allowable uses In the C-Z, CPD-l, CBD In Redevelopment Area (AHA ResobitiOD 172). Ms. Butler stated that there are three different commercial zonings in the redevclopment area; CPD-I,.CBD and C-2, as well asC-M and M-I. Wben the City created,the CBDrone, they tried to exclude those uses that were. set forth as inappropriate in ARA Reso1utiOD No. 172. However, there are inconsistencies between the zoning and ARA 172. Especially between ARA 172 and the CPD-I .and C-2 zones. The roning. allows some uses that are considen:d imippropriate by ARA 172. The only remedy, at present, is for the Agency to make a finding that the use is appropriate. Some of the.uses listed are pennitted with an approved conditional use permit; socb as arcades, bars and fast food places, butin the redevelopmen1project area, these would not be permittaI at all. The affected areas.must be better defined. Ret.ai1 service uses, such as beauty salons, need to also be belIer distinguished. Mr. Mi1Ierfelt there sbouldbe consistency. He is CODcemed that a.zoning ordinance can be limited or modified by a redevelopment agency resolution. The goal would be to bring them into concert. JIIO Kasama said there are areas wbere both the C-Z regulations and ARA 172 apply. These areas should be designated separately. i\orr"'Al"l,a {'itv 'Pl..:"ninn r,......u-ni'""nn Pan..." QIO/Q7 . . Commissioner .Bruckner agreed \bat this is confusing fur property owners. He asked if staff could return with informatioD that shows these inconsistencies, as well as some sjlecificrecommendations? Ms. Butler remarked \bat staff would return with a comparison of the zoning uses and ARA 172 Inappropriate uses, and. recommendations. Also, some of !be wording iD the CBO regulations is confusing, almost coDtradictory. Staff feels there is a need for some discussioD 00 this matter. Resolving these conflicts migbt affi:ct some C-2 ZODed properties and those properties might need to be changed altogether to anotber zone, because some..uses shoUld not be allowed in !be Downtown, but staffdoes not want all C-2 zoned properties to be affi:cted. The CPD-l and M-1 ZODes will also be affected. MI..Kinnahan said SIalfSIDIe1l1. is to put all the use restrictions in the zoning regulations and do away with ARA 172. The issUe of too many beauty salons and nail salons was raised, agilin. Ms. Butler said !be only way to assure that no other beauty salons or nail salons would come into ,the redevelopment an:a would.be to exclude tbem as a permitted use. Currently, beauty salons and nail salons arecoosidered service uses. The. only way to probibit. them wonld be to specifically probibit them in the. code. The existing salons would tbeo becomelegalnoD'CODformlng'and conld continue to operate in perpetuity as long as they do not closefor.more!ban 90- days. Most.of!be nail sbops haye been existing before the CBD zoning: .The only new ODe, since.!beCBD ordinance became effective is the ODe at 21 S. First Ave. Ira request came in today for a nail sbop, it would be denied because it cotild not comply with !be requirement \bat 75% of its gross receipts be from retail sales. S. Def"mitiOD of CBD "Retail", The.CDD regoIatioDs set forth !llIclI uses as barber. beauty and DaiI shops, sboe repair, tailor and dressmakiDgshops as "retail" 1II at least 75% of tbegro811 reCeipts mnst be f from the sale of retail merchandise to tbe general public. Jim Kasama said \bat beauty salons are not distiilguishedfrom retail. curreotIy. If they elim;n~le the 75% gross receipts requiremeot,a beaury salOD does not have to sell retail. A possibility would be to'require retail service uses to bave 75% gross receipts in sales of services and merchandise, and noD-office uses must proVide 75% gross receipts from retail activities. Ms. Butler asked, if !be CommisSiOD is going to approve office uses, do tbeyalso want to probibit service uses? Currently, service uses are not permitted on Huntington Dr., unless they comply with the 75% rule. Commissioner Huang said if their goal is to have !be.,vacant spaces occupied, then they sbould not make socb a distinction. ' MI.RobersoD remarked \bat there are 17 nail sbops in !be Downtown and they do Dot need any,toore. CommissiODer HUang remarked that if !be IlIlIIket is not there, then tbosebn<:inP<<I'C would not come there. Mr..RobersoD.said that ifwbat Commissioner.Huang bas said is true, !beCiry did not need to spend $8 milliOD 00 the Downtown. They sbould rely OD.tbe markei, and coUld have leflDowntown as it was. Cbairmao Mwphy did notthink a moratorium 00 nail salons was !be answer. Ms. Butler remarked that if !be Planning Commission's inlentiOD is to not change anytbingon HuntingtoD Dr. except to allow office useS, then that wnuld mean that a pbotogritpby studio, locICsmitb. drP<sm~"Pl"ltliIor wOlJld not be permitted because of the 75% rule, even thougb theY are listed under retail uses. The existingpbotOgrapby and tailor sbops 00 First Ave. are legal.noD-conformlng, grandfathereduses. A~iQ r;tv P1Ann,na rj'VT'll'ni~nn PSll~7 O/Q/O., , . . Commissioner Bruckner thougbt it was a sbame that the photograpby and tailor shops 00 First Ave. are non- conforming uses; that if they wen: to apply today, they would Dot be permitted. Chairman Mwpby agreed. Commissioner Bell did not think that service uses encourage pedestrian trilfIic. . Ms. Butler disagreed. Commissiooer Bell did not think that it is exciting to shop in the dowritown area. If they want it to be exciting, then they need to bave uses that draw people in. Sbe felt stroogly that First Ave. should be retail or restaurants. CommisSioner Huang said be thougbt that retail and restaurant uses are better than office uses to create the desired ambiance. Ms. Butler said that nail salons and beauty salons are listed as retail uses. However, based upoD the requirement that ground floor areas for retail buSinesses earn 75% of their gross receipts from retail sale of mercbandise, they are precluded. This requirement affects the service uses such as P.LP. Printing, and it would preclude stafffrom approving any sucb futoreuses In the CBD. Tbe existing uses wouJd.be legal nOD-<;onforming. She asked if they want to allow more of those types of service uses, in the future, 00 RnntingtOD Dr. CommissioDer MUIJlhy asked if,the ConditionalUse Permit process.could be uSed. Mr. Miller said that CUPs are designed for uses that geDerateproblemsthat necessitate conditions of approval on their. operations. Chairman MUIJlby asked thatbecause the Intended use for the area is retail, if a use.is Dot going to be retail, then could a CUP be required? Jim Kasama cornmPntPrlthat a CUP is general1y for desirable uses that Inberentlybave certain nuisances that are mitigated by the conditions of approval. Ms. 'Butler said there should. be.a review of the situation. Sbe explained wbere the differeDt commercial zonings were In the redevelopment area, and asked about a CODtinuance date. CommissioDer Bell remarlred that sbe would Dot be at the Pl~nn;ngCommissioo's September 23rd meeting. Ms. Butler noted that there 'is an EconomicDevl:lopment meeting 00 September 30th. It was the consensus of the pl.nning CommissiOD to meet on Thun;day, October.2nd. In.response to a question by Mr.. Roberson, Cbairman MuJpby replied that they would discuss the land use issues 00 Oct. 2nd, and at another meeting discuss signs and displays. Tbefollowing items were continued; 3. "Retail" VI. "Commercial" ue. In the CBD Zone the froDt ODe-thinI of tbe growad floor must be retail, onJess "grandfathered" or CODmucted as an office building. This applies to all boildinp a10Dg HDDtingtoo Drive and First AveaDe. 4. Discussion of allowable IIJeS In the C-2, CPD-l, CBD In Redevelopment An:a (AM Re9olotioo 172) S. Def'mitioIl.of CBD "Retail". The CBD regulatiODS set fortb lOch uses 18 barber; beauty and Dail sbops, shoe repair, tailor and drHanoking shoJlll as "retail" ujes (9264.2.5). However, SectiOD 9264.2.9.3 of A,.,....Ai~ ri", 'PIAnnincr (".......Y'ni.,nnn Pan...R QIO/Q'7 ... g ~ ! ='3 fS g e~ a .8 .. " "gl!l ISH I:l .. 1- .... 13 l Ol " .[J .. 11 ] ..; ... ..; lh .. i ... f ""- .8 ~ i .... .. ! '" orl:l ~~ .. ~ 'g'C of!! t ~ ul1! I~ Il .. .. ,g I:l i ~@ . I:l .8 .. ~ 'i ~ ~ Ilf '0 ;; ~ 1i ~ ~ 'Sir: .. .. .. Il 'is. '0 "iii~~ ,,'0 i .8 'f. 5,c i= ......a"l:l '11 S ~ ~ ~.S ... ..: ~ .~ . ~ ~=. g .. ~... .. ~ I:l~ ' ~. S ~ .S'S ..,i~. i e ~ !l~~ .... .. 8 .~ i'~~ j .. 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