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HomeMy WebLinkAboutPC 2003-19PLANNING COMMISSION RESOLUTION NO. 2003-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR APPROVING DEVELOPMENT REVIEW NO. 2003- 38 AND CATEGORICAL EXEMPTION 15301(e), A REQUEST TO REMODEL AND CONSTRUCT AN APPROXIMATE 1,476 SQUARE FOOT ADDITI N TO AN EXISTING 3,078 GROSS SQUARE FOOT TWO-STORY S NGLE- FAMILY RESIDENCE WITH A THREE -CAR GARAGE. THE PR JECT SITE IS 501 LOOKING GLASS (LOT 36, TRACT NO. 35581), DI MOND BAR, CALIFORNIA. A. RECITALS The property Owner, Falguni Megha, and Applicant, Raj Singh, have filE d an application to approve Development Review No. 2003-08 arid Categc rical Exemption for a property located at 501 Looking Glass (ot 36, -'ract No. 35581), Diamond Bar, Los Angeles County, California, as described in the title of this Resolution. Hereinafter in this Resolution the su ject Development Review and Categorical Exemption shall be refrred to a the "Application." 2. On June 3, 2003, 42 property owners within a 500 -foot radius f the project site were notified by mail and three other sites were post d within the application's vicinity. On June 10, 2003, notification of the public hearin for this project was published in the San Gabriel Valle Tribune ne spaper and a notice of public hearing on a display board was posted at he site. On June 12, 2003, notification of the public hearing for this project as published in the Inland Valley Daily Bulletin newspaper. 3. On June 24, 2003, the Planning Commission of the City of Diamond Bar conducted and concluded a duly noticed public hearing on the Application. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved byte Plann ng Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts sel forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby determines that the project identifi d above in this Resolution is categorically exempt from the requirements oft e California Environmental Quality Act of 1970 (CEQA) and guidelin s promulgated thereunder. This is pursuant to Section 15301(e) of Article 19 of Chapter 3, Title 14 of the California Code of Regulations. 3. The Planning Commission hereby specifically finds and determines that, having considered the record as a whole including the findings set forth below, and changes and alterations which have been incorporated into and conditioned upon the proposed project set forth in the Application, there is no evidence before this Planning Commission that the project proposed herein will have the potential of an adverse effect on wild life resources or the habitat upon which the wildlife depends. Based upon substantial evidence, this Planning Commission hereby rebuts the presumption of adverse effects contained in Section 753.5 (d) of Title 14 of the California Code of Regulations. 4. Based upon the findings and conclusions set forth herein, this Planning Commission hereby finds as follows: (a) The project relates to a parcel at 501 Looking Glass (Lot 36, Tract No. 35581), Diamond Bar, California. The project site is approximately .47 gross acres. It is an irregularly shaped lot with an existing two-story single-family residence. (b) The General Plan Land Use designation is Low Density Residential (RL), max. 3 du/acre. The project site is zoned Single -Family Residence, R-1-9,000. (c) The R-1-9,000 zone surrounds the subject site to the north, east and west and SR60 is to the south. (d) The Application is a request to remodel and construct an approximate 1,476 square foot addition to an existing 3,078 gross square foot two- story single-family residence with three -car garage. DEVELOPMENT REVIEW (e) The design and layout of the proposed development are consistent with the General Plan, development standards of the applicable district, design guidelines, and architectural criteria for specialized area (e.g., theme areas, specific plans, community plans, boulevards, or planned developments. The project site, currently developed with a two-story, single-family residence, was established before the adoption of the City's General Plan and current Municipal Code. The adopted General Plan of July 25, 1995 has a land use designation of Low Density Residential (RL) (max. 3 du/acre). The Application complies with the City's General Plan objectives and strategies related to maintaining the integrity of residential neighborhoods and open space, the current K Diamond Bar Municipal Code, and with the City's Design Guidej Ines. There is no specific plan. The proposed project conforms to applicable provisions of the Municipal Code, the site coverage is less than 4P percent, is comparable with the existing neighborhood, it meets the required height limitations, and it does not encroach into the se backs. This is a single story home. The neighboring parcels are single -f mils residences and by maintaining the height limits of the Municipal Code, the proposed remodel is not considered an impact to the view co idol Of surrounding properties. (f) The design and layout of the proposed development willnot interfere with the use and enjoyment of neighboring existi g or fu ure development, and will not create traffic or pedestrian h zards. Sylvan Glen Drive and Looking Glass Drive adequately serve the project site. These streets are designed to handle minimum traffic created by residential development. The project site is currently developed with a two-story 5ingle-tainfly residence. The proposed reconstruction/remodeling doe 3 not change the existing use of a single-family residence. Although t 7e proposed addition enlarges the existing residence, it meets the 35 feet height limitation per the Municipal Code. Additionally, the Application h6 s a style consistent with surrounding properties. The structure is 7ot expected to unreasonably interfere with the use and enjoymenof neighboring existing or future development with regard to vie or traffic. (g) The architectural design of the proposed development is compatible with the characteristics of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by Chapter 22.48, the General Plan, City Design Guidelines, or any applicable specific plan. The proposed single-family residence's contemporary rchitectu a style is maintained. The project's addition is at the rear and merely pushes the structure toward the descending slope, 16 feet to top of slope. No changes are proposed at the streetscape. ByinaintainilIg the project's architectural trim and palette, it is compati le with til ie architectural style of other homes within the tract. The A plicatio 's design is consistent with the General Plan, City's Design Guidelines and Municipal Code. There is no specific plan. 3 5 (h) The design of the proposed development will provide a desirable environment for its occupants and visiting public, as well as its neighbors, through good aesthetic use of materials, texture, and color that will remain aesthetically appealing. The colors, materials, and textures proposed are the same as existing and are complimentary to the existing homes within the area while offering variety and low levels of maintenance. (i} The proposed project will not be detrimental to the public health, safety, or welfare or materially injurious (e.g., negative affect on property values or resale(s) of property) to the properties or improvements in the vicinity. Structural plan check, City permits, and inspections; soils report and Fire Department approvals, are required for construction. These processes will ensure that the finished project will not be detrimental to the public health, safety, or welfare, or materially injurious to the properties or improvements in the vicinity. Additionally, a Recorded Covenant and Agreement is required and runs with the land to maintain a single-family residence. (j) The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The environmental evaluation shows that the proposed project is categorically exempt pursuant to the guidelines of the California Environmental Quality Act of 1970 (CEQA), Section 15301(e). Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application subject to the following conditions: (a) The project shall substantially conform to site plan, floor plans, and elevations, and roof plan, collectively labeled as Exhibit "A" dated June 24, 2003, as submitted to, amended herein, and approved by the Planning Commission. (b) The subject site shall be maintained in a condition that is free of debris both during and after the construction, addition, or implementation of the entitlement granted herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction, shall be done only by the property owner, applicant or by duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the 4 City. It shall be the applicant's obligation to insure that the Vfaste contractor utilized has obtained permits from the City oi Diamond Bar to provide such services. BUILDING AND SAFETY (c) The drainage pattern shall be reviewed and approved by the Public Works Division; surface water shall drain away from the building at a 2% minimum slope. Flow shall not run onto the sidewalk. (d) If applicable and prior to the issuance of any City permits, the applicant shall submit an erosion control plan for the Ci 's review and approval. The erosion control plan shall conform to National Poll tant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's). Additionally, the Applicant shall obtain the necessary NPDES permi s. (e) If applicable, the applicant shall comply with Standard Jrban St rm Water Mitigation Plan requirements to the satisfaction of the ity Engineer. (f) Before construction begins, the Applicant shall install tempo ary construction fencing per the Building and Safety Division's requirements. The fence shall remain until released by the Building Official. (g) The applicant shall provide temporary sanitation facilities while un construction. (h) The single-family structure shall meet the 2001 California Building Code, California Plumbing Code, California Mechanical Code, and I he 2001 National Electrical Code requirements. (i) The single-family structure requires Fire Department approval an is located in "High Fire Zone and shall meet the following rE quiremeis of that fire zone: (1) All roof covering shall be "Fire Retardant, Class "; the roc shall be fire stopped at the eaves to preclude Entry of t flame or members under the fire; (2) All enclosed under -floor areas shall be constructec as exteri walls; (3) All openings into the attic, floor, and/or other encl sed are; shall be covered with corrosion -resistant wire me 5h not ie: than 1/4 inch nor more than 1/2 inch in any dimes ion exce where such openings are equipped with sash or door; 5 PLANNING (4) Chimneys shall have spark arresters of maximum 1/2 inch screen. (j) This single-family structure shall meet the State Energy Conservation Standards. (k) The minimum design wind pressure shall be 80 miles per hour and "C" exposure. (1) Smoke detectors shall be provided in all sleeping rooms. (m) Prior to the issuance of any construction permits, the applicant shall submit construction plans to the Los Angeles County Fire Department for review and approval. (n) If required, Applicant shall submit a soils report for the proposed improvements to be reviewed and approved by the City. (o) Due to the site's topography, applicant shall comply with special design requirements as specified in the California Building Code, Section 18.4.3, building setback, top and toe of slopes. (p) The applicant shall comply with the requirements of City Planning, Building and Safety, Public Works Divisions, and the Fire Department. (q) The landscaping/irrigation shall be installed or replaced in the front yard prior to the Planning Division's final inspection. (r) The single-family residence shall not be utilized in a manner that creates adverse effects upon the neighborhood and environmental setting of the residential site to levels of dust, glare/light, noise, odor, traffic, or other disturbances to the existing residential neighborhood and shall not result in significantly adverse effects on public services and resources. The single-family residence shall not be used for commercial/institutional purposes, or otherwise used as a separate dwelling. The property shall not be used for regular gatherings which result in a nuisance or which create traffic and parking problems in the neighborhood. (s) The Owner shall complete and record a "Covenant and Agreement to Maintain a Single-family Residence" on a form to be provided by the City. The covenant must be completed and recorded with the Los Angeles County's Recorder's Office prior to the issuance of a building permit. n. (t) This grant is valid for two (2) years and shall be exercised (i.e., construction) within that period or this grant shall expire. A one - (1) year extension may be approved when submitted to the City in writing at least 60 days prior to the expiration date. The Deputy City Manager will consider the extension request at a duly noticed public hearing in accordance with Chapter 22.72 of the City ol Diamond Bar Municipal Code. (u) This grant shall not be effective for any purpose until the perrT ittee and owners of the property involved (if other than the permittee) iave filed, within fifteen (15) days of approval of this grant, at the C ty of Diamond Bar Community and Development Services Department, their affidavit stating that they are aware and agree to accept all the conditions of this grant. Further, this grant shall not be effective until the permittee pays remaining City processing fees. (v) If the Department of Fish and Game determines that Fish and Game Code Section 711.4 applies to the approval of this project, ther the applicant shall remit to the City, within five days of this grant's approval, a cashier's check of $25.00 for a documentary handling fee in connection with Fish and Game Code requirements. Furthermore, if this project is not exempt from a filing fee imposed because the project has more than a deminimis impact on fish an wildlife, the applicant shall also pay to the Department of Fish and Game any such fee and any fine which the Department determinet to be owed. The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution, by rertified inail to Falguni Megha and Raj Singh, 501 Looking Glass, C iamond Sar, CA 91765. APPROVED AND ADOPTED THIS 24th DAY OF JUNE 2003, BY THE PLANNI COMMISSION OF THE CITY OF DIAMOND BAR. By: St e Tye, Chai an 7 I, James DeStefano, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 24th day of June 2003, by the following vote: AYES: Commissioners: Ruzicka, WC Nolan, Tanaka, Chair Tye NOES: Commissioner: ABSENT: Commissioner: Nelson ABSTAIN: Commissioner: ATTEST: mes Secretary 0 PLANNING COMMISSION RESOLUTION NO. 2003-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR APPROVING DEVELOPMENT REVIEW NO. 2003-38 AND CATEGORICAL EXEMPTION 15301(e), A REQUEST TO REMODEL AND CONSTRUCT AN APPROXIMATE 1,476 SQUARE FOOT ADDITI N TO AN EXISTING 3,078 GROSS SQUARE FOOT TWO-STORY S NGLE- FAMILY RESIDENCE WITH A THREE -CAR GARAGE. THE PR JECT SITE IS 501 LOOKING GLASS (LOT 36, TRACT NO. 35581), DI MOND BAR, CALIFORNIA. A. RECITALS The property Owner, Falguni Megha, and Applicant, Raj Sing h, have ME d an application to approve Development Review No. 2003-08 an Categ rical Exemption for a property located at 501 Looking Glass (of 36, Tract No. 35581), Diamond Bar, Los Angeles County, California, a described in the title of this Resolution. Hereinafter in this Resolution the subject Development Review and Categorical Exemption shall be referred to a the "Application." 2. On June 3, 2003, 42 property owners within a 500 -foot radius f the project site were notified by mail and three other sites were posted within the application's vicinity. On June 10, 2003, notification of the publ'c hearing for this project was published in the San Gabriel Valley Tribune ne spaper nd a notice of public hearing on a display board was posted at he site. On June 12 2003, notification of the public hearing for this project as published in the Inland Valley Daily Bulletin newspaper. 3. On June 24, 2003, the Planning Commission of the City of Diamond Oar conducted and concluded a duly noticed public hearing on the Applicat n. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Plann n< Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of a facts e forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby determines that the project identifi d above in this Resolution is categorically exempt from the require ents of tie California Environmental Quality Act of 1970 (CEQA) and guidelin s promulgated thereunder. This is pursuant to Section 15301 (e) f Article 9 of Chapter 3, Title 14 of the California Code of Regulations. 3. The Planning Commission hereby specifically finds and determines that, having considered the record as a whole including the findings set forth below, and changes and alterations which have been incorporated into and conditioned upon the proposed project set forth in the Application, there is no evidence before this Planning Commission that the project proposed herein will have the potential of an adverse effect on wild life resources or the habitat upon which the wildlife depends. Based upon substantial evidence, this Planning Commission hereby rebuts the presumption of adverse effects contained in Section 753.5 (d) of Title 14 of the California Code of Regulations. 4. Based upon the findings and conclusions set forth herein, this Planning Commission hereby finds as follows: (a) The project relates to a parcel at 501 Looking Glass (Lot 36, Tract No. 35581), Diamond Bar, California. The project site is approximately .47 gross acres. It is an irregularly shaped lot with an existing two-story single-family residence. (b) The General Plan Land Use designation is Low Density Residential (RL), max. 3 du/acre. The project site is zoned Single -Family Residence, R-1-9,000. (c) The R-1-9,000 zone surrounds the subject site to the north, east and west and SR60 is to the south. (d) The Application is a request to remodel and construct an approximate 1,476 square foot addition to an existing 3,078 gross square foot two- story single-family residence with three -car garage. DEVELOPMENT REVIEW (e) The design and layout of the proposed development are consistent with the General Plan, development standards of the applicable district, design guidelines, and architectural criteria for specialized area (e.g., theme areas, specific plans, community plans, boulevards, or planned developments. The project site, currently developed with a two-story, single-family residence, was established before the adoption of the City's General Plan and current Municipal Code. The adopted General Plan of July 25, 1995 has a land use designation of Low Density Residential (RL) (max. 3 du/acre). The Application complies with the City's General Plan objectives and strategies related to maintaining the integrity of residential neighborhoods and open space, the current 2 Diamond Bar Municipal Code, and with the City's Design Guide fines. There is no specific plan. The proposed project conforms to applicable provisions of the Municipal Code, the site coverage is less than 49 ppercent, is comparable with the existing neighborhood, it meets the required height limitations, and it does not encroach into the se back Is This is a single story home. The neighboring parcels an? sings residences and by maintaining the height limits of the M nicip< the proposed remodel is not considered an impact to the view of surrounding properties. (f) The design and layout of the proposed development will not it with the use and enjoyment of neighboring existi g or development, and will not create traffic or pedestrian hazard! Sylvan Glen Drive and Looking Glass Drive adeq, project site. These streets are designed to handle created by residential development. The project site is currently developed with a two-story residence. The proposed reconstruction Ire modeling doe the existing use of a single-family residence. Although i addition enlarges the existing residence, it meets the 5 limitation per the Municipal Code. Additionally, the Appi style consistent with surrounding properties. The stn expected to unreasonably interfere with the use and s neighboring existing or future development with regar traffic. (g) The architectural design of the proposed development with the characteristics of the surrounding neighbors maintain and enhance the harmonious, orderly a development contemplated by Chapter 22.48, the Gen( Design Guidelines, or any applicable specific plan. The proposed single-family residence's contemporary style is maintained. The project's addition is at the rear pushes the structure toward the descending slope, 16 # slope. No changes are proposed at the streetscape. By, the project's architectural trim and palette, it is compath architectural style of other homes within the tract. The A design is consistent with the General Plan, City's Design and Municipal Code. There is no specific plan. ly serve the imum traffic Tingle -fa ily 3notcha•ge re propo ed feet he ht ration h a cture is Iof Joymen of to vie or compatible :)d and will attractive I Plan, City chitectu al ind merely et to top of gaintaini g re with t e 3 (h) The design of the proposed development will provide a desirable environment for its occupants and visiting public, as well as its neighbors, through good aesthetic use of materials, texture, and color that will remain aesthetically appealing. The colors, materials, and textures proposed are the same as existing and are complimentary to the existing homes within the area while offering variety and low levels of maintenance. (i) The proposed project will not be detrimental to the public health, safety, or welfare or materially injurious (e.g., negative affect on property values or resale(s) of property) to the properties or improvements in the vicinity. Structural plan check, City permits, and inspections; soils report and Fire Department approvals, are required for construction. These processes will ensure that the finished project will not be detrimental to the public health, safety, or welfare, or materially injurious to the properties or improvements in the vicinity. Additionally, a Recorded Covenant and Agreement is required and runs with the land to maintain a single-family residence. (j) The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The environmental evaluation shows that the proposed project is categorically exempt pursuant to the guidelines of the California Environmental Quality Act of 1970 (CEQA), Section 15301(e). Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application subject to the following conditions: (a) The project shall substantially conform to site plan, floor plans, and elevations, and roof plan, collectively labeled as Exhibit "A" dated June 24, 2003, as submitted to, amended herein, and approved by the Planning Commission. (b) The subject site shall be maintained in a condition that is free of debris both during and after the construction, addition, or implementation of the entitlement granted herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction, shall be done only by the property owner, applicant or by duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the 4 City. It shall be the applicant's obligation to insure tat the aste contractor utilized has obtained permits from the City o Diamon Bar to provide such services. BUILDING AND SAFETY (c) The drainage pattern shall be reviewed and approved by the Pblic Works Division; surface water shall drain away from th buildin""—I at a 2% minimum slope. Flow shall not run onto the sidew Ik (d) If applicable and prior to the issuance of any City permits, the applicant shall submit an erosion control plan for the Ci 's review and approval. The erosion control plan shall conform to National Poll tant Discharge Elimination System (NPDES) standards an incorporate the appropriate Best Management Practices (BMP's). Addition ily, the Applicant shall obtain the necessary NPDES permi s. (e) If applicable, the applicant shall comply with Standard rban Storm Water Mitigation Plan requirements to the satisfactio of the ity Engineer. (f) Before construction begins, the Applicant shall install tem construction fencing per the Building and Safet Div requirements. The fence shall remain until released by the B Official. (g) The applicant shall provide temporary sanitation facilitie while construction. (h) The single-family structure shall meet the 2001 California Builc Code, California Plumbing Code, California Mechanical Code, and 2001 National Electrical Code requirements. (i) The single-family structure requires Fire Department approval ani located in "High Fire Zone" and shall meet the following r quireme of that fire zone: (1) All roof covering shall be "Fire Retardant, Class'; tile n shall be fire stopped at the eaves to preclude entry of flame or members under the fire; (2) All enclosed under -floor areas shall be constructe as exts walls; (3) All openings into the attic, floor, and/or other enclosed ar shall be covered with corrosion -resistant wire me h not I than 1/< inch nor more than 1/2 inch in any dimen ion exc where such openings are equipped with sash or door; is 5 (4) Chimneys shall have spark arresters of maximum YZ inch screen. (j) This single-family structure shall meet the State Energy Conservation Standards. (k) The minimum design wind pressure shall be 80 miles per hour and "C" exposure. (I) Smoke detectors shall be provided in all sleeping rooms. (m) Prior to the issuance of any construction permits, the applicant shall submit construction plans to the Los Angeles County Fire Department for review and approval. (n) If required, Applicant shall submit a soils report for the proposed improvements to be reviewed and approved by the City. (o) Due to the site's topography, applicant shall comply with special design requirements as specified in the California Building Code, Section 18.4.3, building setback, top and toe of slopes. (p) The applicant shall comply with the requirements of City Planning, Building and Safety, Public Works Divisions, and the Fire Department. PLANNING (q) The landscaping/irrigation shall be installed or replaced in the front yard prior to the Planning Division's final inspection. (r) The single-family residence shall not be utilized in a manner that creates adverse effects upon the neighborhood and environmental setting of the residential site to levels of dust, glare/light, noise, odor, traffic, or other disturbances to the existing residential neighborhood and shall not result in significantly adverse effects on public services and resources. The single-family residence shall not be used for commercial/institutional purposes, or otherwise used as a separate dwelling. The property shall not be used for regular gatherings which result in a nuisance or which create traffic and parking problems in the neighborhood. (s) The owner shall complete and record a "Covenant and Agreement to Maintain a Single-family Residence" on a form to be provided by the City. The covenant must be completed and recorded with the Los Angeles County's Recorder's Office prior to the issuance of a building permit. 6 (t) This grant is valid for two (2) years and shall be exercised (i.e., construction) within that period or this grant shall xpire. A one - (1) year extension may be approved when submitte to the City in writing at least 60 days prior to the expiration date. T lie Deputy City Manager will consider the extension request at a duly noticed public hearing in accordance with Chapter 22.72 of the City o Diamond Bar Municipal Code. (u) This grant shall not be effective for any purpose until the per ittee and owners of the property involved (if other than the p rmittee) ave filed, within fifteen (15) days of approval of this grant, at the C y of Diamond Bar Community and Development Service Department, their affidavit stating that they are aware and agree to accept a I the conditions of this grant. Further, this grant shall not be effective until the permittee pays remaining City processing fees. (v) If the Department of Fish and Game determines that Fish and Game Code Section 711.4 applies to the approval of this project, the the applicant shall remit to the City, within five days o this grant's approval, a cashier's check of $25.00 for a documentary handling fee in connection with Fish and Game Code requirements. Furthermore, if this project is not exempt from a filing fee imposed because the project has more than a deminimis impact on fish an wildlife, the applicant shall also pay to the Department of Fish a d Game any such fee and any fine which the Department determine to be owed. The Planning Commission shall (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution, by to Falguni Megha and Raj Singh, 501 Looking Glass, E CA 91765. APPROVED AND ADOPTED THIS 24th DAY OF JUNE 2003, BY THE COMMISSION OF THE CITY OF DIAMOND BAR. y: B St a Tye, Chai an 7 I, James DeStefano, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 24th day of June 2003, by the following vote: AYES: Commissioners: Ruzicka, WC Nolan, Tanaka, Chair Tye NOES: Commissioner: ABSENT: Commissioner: Nelson ABSTAIN: Commissioner: ATTEST: y mes De tefano, Secretary 8