PUBLIC HEARING

MINUTES

October 17, 2001

COMMISSIONERS PRESENT

Ed Peterson, Chairman
Tom Quinn
Ken Lloyd
Charles Choi
Wilmae "Bunny" Malm
Bill Marino
Andrea Hollen

STAFF PRESENT

Judi Coubrough, Senior Planner
Chad Minor, Planner II
Olga Mikhailova, Planner II
Elaine Tuffing, Secretary to the Lakewood Planning Commission

____________________________________________________________________________________

The following are the minutes of the October 17, 2001 Lakewood Planning Commission Public hearing. A permanent set of these minutes is retained in the office of the City Clerk and a tape recording is located in the department of Community Planning and Development, City of Lakewood.
____________________________________________________________________________________

INDEX PAGE

PA-01-005 Villages at Raccoon Creek 2
FA-01-002 7595 Grant Ranch Blvd.

MO-01-002 Virginia Park Planned Development 8
551 So. Ames Street

The roll having been called, Chairman Peterson declared a quorum and the following business was
conducted.

2. CASE NO. PA-01-005 PRELIMINARY MAP/FINAL PLAT
CASE NO. FA-01-002
Villages at Raccoon Creek
7595 Grant Ranch Blvd.

Preliminary Map and Final Plat for 70 detached single family homes

LARRY LARSON, 6 Inverness Ct., East, Englewood, gave a brief history of his company and then reviewed his request for this preliminary map and final plat. He then introduced his team members and made himself available for questions from the Commission.

CHRIS GRADY, David Clinger and Assoc., 21759 Cabrini Blvd., Golden, gave a further and more in-depth explanation of the proposal including grades, views, irrigation, trees, design, entry features and medians.

BOB CURRY, Britina Design Group, 7512 Grandview Ave., Arvada, described the entry features, landscaping, irrigation, their desire to save as many trees as possible, and the plant material made of organic materials. He then asked Planning Commission to approve this preliminary map and final plat.

OLGA MIKHAILOVA, entered into the record the staff reports, Zoning and Subdivision Ordinance, Comprehensive Plan and slides. She then reviewed her staff reports and asked Planning Commission to approve the preliminary map and final plat.

CHRISTINA JUVE, 4901 Ammons St., wanted to know how the 40-lots are going to access Grand Avenue. Irrigation is a problem, whenever a heavy rain occurs the runoff from the Marston Park Life-style Center runs into Glenboro, continues into the Providence Town development No. 4, and ultimately runs onto this site. She was also concerned with the density.

CRAIG EVANS, 8061 W. Grand Avenue, said two neighborhood meetings were held at his home, and with the other development going in down the street, a tremendous amount of traffic will overwhelm Grand Avenue. The traffic is already bad even with the speed bumps. Mr. Evans was also concerned with the back of the homes facing Grand Avenue since his home fronts on Grand Avenue.

COMMISSIONER QUINN asked if there are any designated wetlands on the site?

LEE ROUSE, representing ERO, 1842 Clarkson St., said the only wetlands are around the lake and outside the area of development. The wetlands in the southwest corner have been confirmed by the Corps of Engineers and are no longer under their jurisdiction, nor are the wetlands along the ditch.

COMMISSIONER QUINN wanted to know about wildlife in the area?

LEE ROUSE said it is a high quality wildlife area because of the collective features, the reservoir, trees and open fields. The reservoir and mature trees are being preserved.

PA-01-005 AND FA-01-002 (CONT'D)

COMMISSIONER QUINN then asked about the overall health of the mature trees?

BOB CURRY said the majority of trees are in some form of living condition. There are some that are laying on the ground and growing outwards. The trees on the lower portion of the site are in fair condition with the goal to keep as many trees as possible.

COMMISSIONER QUINN wanted to know what type of grass and trees will be planted?

BOB CURRY answered, blue grama, western wheat, side oats and other types of wheat grass and fescue. Also, sand cherries, currents, service berries, sumac, goose berries, wild rose, willows, choke cherries, maples, washington hawthorns, crab apples, and plums.

COMMISSIONER QUINN asked how many are native to the area?

BOB CURRY said the maple, cottonwoods, and willows.

COMMISSIONER QUINN wanted to know what areas access would be restricted?

LARRY LARSON said the reservoir is owned privately, therefore, a four-foot wrought-iron fence goes all along the perimeter to keep the public out of the reservoir. They have an agreement with the Grant Ranch Master Homeowners Association for Bowles Reservoir and their homeowners will be able to use it for non-motorized boating, as well as they will be able to walk the shore because they are paying for it through their homeowners dues.

COMMISSIONER QUINN wanted to know if there is a flood hazard in the area?

CRAIG JORGUSON, 2135 So. Cherry, Denver, said he reviewed the master drainage report for the Grant Ranch area and did not recall any mention of off-site drainage coming from the north. Grant Ranch Blvd. slopes west to east, and the entrance has been designed to accept runoff that comes into Grand Avenue from that area.

COMMISSIONER QUINN was concerned with the swell that will be directed between two houses.

CRAIG JORGUSON said the grading is designed to handle the 100-year event.

COMMISSIONER QUINN wanted to know the water level of the reservoir?

CRAIG JORGUSON said there are two elevations of concern, one is the peek elevation for the reservoir. The second is where the lots will be built up to and is the flood pool elevation.

COMMISSIONER CHOI wanted clarification between the spillway elevation and the crest elevation?

PA-01-005 and FA-01-002 (CONT'D)

CRAIG JORGUSON said the peek elevation is the elevation of the spillway of the reservoir and the second elevation is eight-foot higher than the spillway or the flood pool elevation. Therefore, the spillway would allow any flow over 47, and with the street design the only drainage would come from the high point of this project. The 100-year storm event would be discharged into the lake directly.

COMMISSIONER MALM wanted to know which lots the swell will flow between.

CRAIG JORGUSON pointed to the storm-sewer inlets between lots 26 and 27.

COMMISSIONER MALM wanted to know how the water is diverted during a 100-year storm?

CRAIG JORGUSON said the inlets are at the physical low part of the street.

COMMISSIONER CHOI wanted to know that the water off-site is not going to cascade onto this site?

LARRY LARSON said he did not check the neighborhood to the north.

DIETER MAGIN added, he reviewed the master plan study for the entire area, and there are no flows coming from the north to the south across Grand Avenue

COMMISSIONER QUINN wanted to know the age of the study?

DIETER MAGIN thought it was done in the early 1990's.

CHAIRMAN PETERSON wanted to know if there are more recent data based on any change in grade or modifications to the area?

DIETER MAGIN said no, Grand Avenue has not changed since the initial onset. The topography in the study did not indicate a problem to the north, however, it did not study the area north of the roadway.

COMMISSIONER QUINN wanted to know who specifically did the study?

DIETER MAGIN said it was done by Carroll and Lang, specifically Jim Spillhowski, a very competent man. Also, Urban Drainage was involved with the original Grant Ranch study because they wanted an easement over preserving storage rights for flooding in a developed area.

CHAIRMAN PETERSON wanted more clarification on the 100-year event?

DIETER MAGIN answered, it will only raise the reservoir a fraction of an inch based on the influence of this development.

CHAIRMAN PETERSON then asked about the overall area.
PA-01-005 and FA-01-002 (CONT'D)

DIETER MAGIN said the area is several feet above what the elevation was in earlier reviews.

COMMISSIONER HOLLEN wanted to know what factors drove the improvement of the irrigation ditch?

CRAIG JORGUSON referred to the master report for the area which shows the maximum flow the channel is designed for is approximately 170 CFS, which is what the box culverts were designed to contain.

CHAIRMAN PETERSON asked if the elevations in supplemental information sheet No. 6, conforms to the final drainage plan?

CRAIG JORGUSON replied, yes they do.

CHAIRMAN PETERSON asked what type of slopes they anticipate on side yards, back yards and what is the maximum slope. Also, what kind of retaining walls are planned?

LARRY LARSON said they do not have retaining walls on the site with the exception of the stucco wall and fence bordering the north and west, plus they will bring in fill-dirt. They are going with deeper basements in order to make the walk-outs more usable.

CHAIRMAN PETERSON wanted to know at what elevation did they encounter ground water?

LARRY LARSON said the northwest portion of the site has ground water. The soil report indicates 15- feet from the center of the site.

CHAIRMAN PETERSON then asked if they encountered subsiding bedrock?

LARRY LARSON said no.

CHAIRMAN PETERSON asked if the homes will be on footers or k-sons?

LARRY LARSON said it would be a mixture of spread-footings and k-sons

COMMISSIONER HOLLEN asked about the price range of the proposed homes?

LARRY LARSON thought they would be in the high $300,000 to the low $400,000.

COMMISSIONER MARINO asked if a traffic impact study was done?

OLGA MIKHAILOVA informed the Traffic Department was involved and they indicated that the street has been designed to handle the traffic.
PA-01-005 and FA-01-002 (CONT'D)

COMMISSIONER MALM wanted to know how the ingress/egress on Lots 31 through 46 were addressed?

LARRY LARSON said each of those lots have direct access to Grand Avenue. He added they intend to have a turn-around on the property to stop homeowners from backing out on Grand Avenue.

COMMISSIONER MALM wanted to know the distance of the interior roadway from the entrance of West Grand Avenue to the exit on Grant Ranch Blvd.?

LARRY LARSON did not know the answer, however, both locations have full turning movements.

CHRIS GRADY indicated it is approximately 1400-feet.

COMMISSIONER MALM thought the seven parking spaces for 70-units a bit sparse.

LARRY LARSON added, Grand Avenue allows parking, as well as the driveways on each home have parking available.

COMMISSIONER CHOI wanted to know the speed-limit on West Grand Avenue?

LARRY LARSON said 25 miles-per-hour.

COMMISSIONER CHOI then asked about cars pulling out on an inside corner?

CHRIS GRADY said they are currently involved with several developments where this situation is prevalent and have not had any difficulties. Those developments are Saddle Rock Golf Course called Turnberry, and Songbird in Jefferson County. In Denver, Arapahoe Lakes, Stoneybrook built in the late 70's which has narrow low volume streets, and they have all proven to work quite well.

COMMISSIONER CHOI suggested the narrow curved streets cause safety issues to increase.

COMMISSIONER MALM wanted to know where the open space is located?

LARRY LARSON pointed on the map to the drainage ways with gravel paths to Bowles Avenue as well as the right to use Bowles Reservoir.

COMMISSIONER LLOYD was concerned with 17-driveways opening on to West Grand Avenue?

OLGA MIKHAILOVA said Traffic Engineer, John Padon, did not voice any concerns about the impacts being significant.

PA-01-005 and FA-01-002 (CONT'D)

LARRY LARSON added, they desire fewer curb-cuts as well and intend to pursue a private recorded easement of a shared access.

CHAIRMAN PETERSON referred to Lots 36 to 42, and asked if a screen wall would be constructed along the street?

LARRY LARSON said no, the City codes do not allow a fence in front yards.

CHAIRMAN PETERSON asked about the slopes on the driveways of Lots 36 to 42?

LARRY LARSON said the finished foundations on those lots are above the curb elevation at about 2 ½ to 3 feet, with a 20-foot setback from property line. There is a good distance from the building envelopes to the curb.

COMMISSIONER CHOI asked about parkland dedication?

OLGA MIKHAILOVA said the original developer dedicated 22-acres in 1995 for a park.

COMMISSIONER HOLLEN asked how West Grand Avenue is designated?

OLGA MIKHAILOVA said it is designed as a local street.

DIETER MAGIN added, the curb is a four-inch rollover curb, therefore, the curb cuts are not exactly curb cuts.

COMMISSIONER CHOI wanted to know what trees laying down and growing outward means?

BOB CURRY said the trees have fallen down and have managed to take root grow upward.

COMMISSIONER MALM asked what a tree holding "some sort of life" means?

BOB CURRY answered, some of the older trees are partially dead but still growing and will be removed.

COMMISSIONER MARINO wanted to know if there was any notification concerns?

OLGA MIKHAILOVA said there were two neighborhood meetings to address the concerns of the neighbors directly across the street, which have been addressed at this hearing.

COMMISSIONER CHOI, based on the testimony and discussions at this hearing, moved that Planning Commission approve Preliminary Map Case No. PA-01-005, subject to the one condition set forth in the staff report. SECONDED by COMMISSIONER LLOYD.

PA-01-005 and FA-01-002 (CONT'D)

Motion passed 6-1 vote ( Malm nay).

COMMISSIONER LLOYD, based on the testimony and discussion at this hearing and the information in the staff report, moved that Planning Commission approve Final Plat Case No. FA-01-002. SECONDED by COMMISSIONER MARINO.

Motion passed 6-1 vote ( Malm nay).

3. CASE NO. MO-01-002 MODIFICATION
551 So. Ames Street

Modification to the Virginia Park Planned Development to allow for 26 additional apartment units

ARTHUR WISE, Arthur Wise Architects, 24928 Genesee Trail Road, described the two proposed buildings making 64 units into 90 units, as well as converting the two-story clubhouse into a duplex. He then explained all the City requirements have been met, and introduced the development team to the Commission. Mr. Wise then made himself and the team available for questions from the Commission.

CHAD MINOR entered into the record the staff report the Comprehensive Plan, Zoning Ordinance and the slides. He then reviewed his staff report and asked Planning Commission to approve this modification.

COMMISSIONER CHOI was concerned with the height requirement exceeding the original ODP.

CHAD MINOR said the original ODP height requirements are the same as this request, although the applicant could have gone higher, he chose to keep it within the height limitations.

COMMISSIONER CHOI then asked if the ratio of open space is a footprint ratio or a floor area ratio?

CHAD MINOR said the usual open space counts the common areas and is inclusive of the 26-unit expansion. The floor area is subtracted from the open space.

JUDI COUBROUGH referred to the Subdivision Ordinance definition of open space as a percentage of the gross area of the land.

COMMISSIONER CHOI asked if staff could have entertained more square footage and a higher building?

CHAD MINOR said a larger expansion would have required detention facilities, and they would not meet the parking and open space requirements.
MO-01-002 (CONT'D)

GIULA MONTOYA, 5450 W. Virginia Ave., opposed this modification because of the increase in noise and trash along Virginia Ave. The traffic at West Virginia and Sheridan will make an already difficult intersection even more difficult. She said they like the rural nature of the area and this proposal will bring in more rental apartments which will, in turn, bring down property values.

RANDALL CHAVEZ, 5450 W. Virginia Ave., thanked Mr. Wise for the six-foot fence but thought it should be an eight-foot fence since this is a commercial property. The noise from this property is a problem, and wanted the rural environment to remain. This is high density moving in from Denver, and plus there are few sidewalks for pedestrians, especially, from this development to Sheridan.

LARRY DASON, 5425 - 5429 W. Center, said eight months ago he asked the City of Lakewood for a zoning change from 1-R, to 2-R or 4-R, therefore, if this proposal is allowed he wants his zoning changed as well. The reason staff gave for not allowing his rezoning is high density, and this proposal is a 30-percent increase, and that is high density.

COMMISSIONER CHOI asked staff to clarify Mr. Dason's concern?

CHAD MINOR thought Mr. Dason did not fill out a preplanning application with the City. If he spoke to a planner and the planner gave him his/her opinion, that would not be the official position of the City of Lakewood. He did not recall a preplanning application from Mr. Dason?

JUDI COUBROUGH said the review might have been because of the Jefferson Gardens Plan which discourages rezoning from 1-R to a more dense zoning.

LARRY DASON said he did not file a preplanning case, and his property is not in the Jefferson Gardens Plan. He was told staff would not support a zoning change.

CHAIRMAN PETERSON then asked if they mentioned any procedural opportunities.

LARRY DASON said staff would not support a zoning change, and it would not do him any good to pursue that avenue.

COMMISSIONER MARINO asked what is the maximum density allowed in the City of Lakewood?

JUDI COUBROUGH answered, a planned development may have a density that can go as high as 24 units-per-acre for straight zoning.

COMMISSIONER MARINO asked if this is a 33-percent increase in density?

CHAD MINOR said that is correct.

COMMISSIONER QUINN wanted a compelling reason to increase this use 26-units.
MO-01-002 (CONT'D)

CHAD MINOR answered this proposal meets the intent of the Comprehensive Plan, it is within two corridor plans, the Alameda and Sheridan Plans. The zoning is consistent with 5-R zoning, landscaping is improved, the traffic engineering department was not concerned with the increased traffic, and it meets the Comprehensive Plan for this type of development.

COMMISSIONER QUINN asked if the increased units will put it over the 4-R zoning?

CHAD MINOR answered, this will put it closer to the 5-R zone district which allows for 24-units per acre and 4-R allows for 12 units per acre.

COMMISSIONER QUINN then wanted to know what benefit will come to the City for the extra 26 units?

CHAD MINOR said people that cannot afford a home will have a reasonably priced place to live, and it is close to the RTD bus terminal. Also, shopping and jobs are nearby.

COMMISSIONER HOLLEN addressed public safety, noise, trash, appearance and wanted staff's opinion of the applicant's record in light of the Sheridan Plan.

CHAD MINOR referred to the neighborhood meeting notes where those issues were addressed. The property is well kept and maintained, plus the applicant expressed a willingness to address any problems brought to his attention.

DAVID BARBER, 2034 Dahlia St., property owner, said he has a full time manager on site, this property is kept very clean, and they have totally relandscaped and repainted the property. The manager's phone number is clearly posted in the clubhouse and he responds to all issues brought to his attention.

CHAIRMAN PETERSON asked if he is the original owner of this property?

DAVE BARBER said no, he is the second owner and purchased it two years ago.

CHAIRMAN PETERSON wanted to know the condition of the property at the time of his purchase?

DAVE BARBER said they have improved the condition by remodeling every unit, totally redid the landscaping and renovated from top to bottom.

CHAIRMAN PETERSON wanted to know the average rent?

DAVE BARBER said the upstairs rents for $625 per month, the lower level $600 and a smaller unit that rents for $550.

CHAIRMAN PETERSON then wanted to know the current vacancy rate?

MO-01-002 (CONT'D)

DAVE BARBER answered, zero.

COMMISSIONER LLOYD mentioned a concern about the density of this proposal.

JUDI COUBROUGH replied, this proposal is in a Lakewood Activity Center and it meets the requirements of the Comprehensive Plan.

COMMISSIONER LLOYD referred to the northern most unit and wanted to know where they would park?

ARTHUR WISE pointed to the parking area on the map and noted the walk path around the building.

CHAD MINOR added, the West Alameda Corridor Plan allows for high density residential, and made the plan available for the Commission to review.

COMMISSIONER LLOYD wanted the Corridor Plan's definition of high density?

CHAD MINOR said the plan is general and does not get real specific.

JUDI COUBROUGH added, the Comprehensive Plan identifies highest residential density as 18 units per acre or above.

COMMISSIONER CHOI wanted to know how the applicant's rent per-square-foot compares to the greater Denver metro area?

DAVE BARBER said his rents are slightly lower than the surrounding area, and a great deal lower than the downtown area.

COMMISSIONER CHOI asked if the vacancy rate for the past twelve months was also zero?

DAVE BARBAR said six-month leases caused one or two units to be vacant for a short period.

ARTHUR WISE added, these apartments are all one-bedroom units which keeps the traffic low, and the new design will also be one-bedroom.

COMMISSIONER HOLLEN, based on the conditions in the staff report and the testimony at this hearing, moved that the Planning Commission recommend City Council NOT approve Modification Case No. MO-01-002, for the following reasons:

1. This proposal would introduce highest density residential development in an area that is adjacent to lower density development and not in an Activity Center.

2. There is no compelling reason to believe this would not constitute spot zoning.
MO-01-002 (CONT'D)

SECOND by COMMISSIONER QUINN.

COMMISSIONER CHOI was concerned that the Comprehensive Plan is being viewed as to suitability for the future. He thought the interpretation of Activity Center is subject to someone else's definition that may or may not have anything to do with today's time and place. He thought that when the definition of the Activity Center took place it was in the past and the case before this Commission is today. He challenged the validity of the definition of Activity Center, and the greater challenge is to test cases under the larger context of suitability and applicability. He added, this applicant's tract record speaks for itself, the incredibly low vacancy rate says that this project is badly needed in its present location, and he found the compelling reason is the over 60 people presently living on this site.

COMMISSIONER LLOYD was concerned that Commissioner Hollen referred to the findings in the staff report and the findings recommend approval of the case.

JUDI COUBROUGH clarified, because the findings say this case meets the Comprehensive Plan, the motion can state it does not meet the findings in the Comprehensive Plan, and then give the reasons.

COMMISSIONER MARINO was torn on this proposal because the property is well maintained, it is desirable, and there is demand for this type of housing. The Comprehensive Plan very clearly states on page 38 that highest density development will not be allowed within a low-density development or adjacent to a viable low-density neighborhood. He said he is further troubled by the process and its failure to offer proper guidance to the applicant. He said he certainly respects Mr. Dason's desire to maximize the profitability of his land and suggested he take the next steps and he may find success

COMMISSIONER QUINN agreed with what has been said, as this is a well maintained property in its current form, but could find no compelling reason to approve this modification.

COMMISSIONER HOLLEN added, this decision has been very frustrating for her as well. She acknowledged the shortcomings of exclusionary zoning and would welcome a move to a framework that focused more on outcome and measurable performance indicators. Because of the clear statement in the Comprehensive Plan and with the conclusions of spot zoning, said, her motion stands firm.

CHAIRMAN PETERSON also was torn over this decision, since the current property owner has demonstrated a real commitment to the City of Lakewood by maintaining the property, and the compelling need is for affordable housing in the area. He agreed with the transportation arguments to the Sheridan Corridor and all the amenities it offers, and is leaning toward approving this request. However, in reviewing the Comprehensive Plan, particularly item (d), number (9), which states this is in conformance with the Comprehensive Plan, was not convinced this meets the Comprehensive Plan. This Commission must play this by the rules and that does not leave a lot of choice.

CHAD MINOR added, staff has to deal with neighborhood plans from Strategic Planning and approved by Planning Commission and City Council that restrict any multi-family development. There are also heavy MO-01-002 (CONT'D)

lines in the Comprehensive Plan restricting multi-family development, and it is very tough for current
planners because neighbors want a three-acre horse property next door making it tough to defend affordable housing.

CHAIRMAN PETERSON agreed, however, each of the neighborhood plans are adopted as a result of citizen input, and if the citizens work together and come up with a plan this Commission must respect their wishes, which is why the Comprehensive Plan is being revisited.

COMMISSIONER CHOI thought it worth while revisiting the Comprehensive Plan, which is a guiding document, not cast in concrete, and with built-in flexibility. He believed it would be folly to insist what is written in the book as if it were cast in concrete. He did not think that the authors of the Comprehensive
Plan foresaw the compelling growth problems of today when they wrote the plan, and although their intent was good, it was not intended as a geographic boundary statement. Also, today's interplay as to
who uses it, why they use it, and how thoroughly they use it, and are they willing to pay for it, is the ultimate statement of need. He did not think this Commission could put all of their judgement on the definition of an Activity Center as that is not justification for denying this use. This is not new zoning but improving the utilization of a zone that has proved to be well utilized, and increasing the density a bit more because the demand pressure is there.

CHAIRMAN PETERSON informed, this decision has to take into account the Commission's interpretation and intent as well as the letter as specified within the Comprehensive Plan, which is appropriate in this case. He reminded the Commission that the motion on the floor is for denial and if this motion fails he would entertain another motion.

Motion to deny passed by 4-3 vote (Choi, Malm and Marino nay).

CHAIRMAN PETERSON encouraged the applicant to go forward to City Council as there is a lot of justification for this project.

COMMISSIONER LLOYD wanted it clarified that the applicant would have to appeal this case to City Council, it does not go forward as if approved.

APPROVAL OF MINUTES

COMMISSIONER MALM moved to approve the Minutes of September 19, 2001 with one correction on the last page wanted the number of commissioners checked as to the correct number of commissioners present at that hearing. SECOND by COMMISSIONER LLOYD

COMMISSIONER LLOYD added, on pages 4 and 5 wanted Malcolm Murray's spelling corrected, and wanted eminent domain corrected on page 5.

Motion passed by a unanimous vote 7-0.
COMMISSIONER COMMENTS

COMMISSIONER MALM wanted to know if the Commissioners could make Ride-the-Rail on October 27, 2001.

COMMISSIONER HOLLEN said she could not make that date.

COMMISSIONER MARINO said he was good until one o'clock.

COMMISSIONER QUINN was available.

COMMISSIONER LLOYD could not make that date.

COMMISSIONER MALM wanted a notice posted inviting the public to join the Commission. The 27th is then scheduled.

ELAINE TUFFING asked if the Commission will be in town the 21st of November. It was determined there would be no quorum on that date.

COMMISSIONER HOLLEN asked the Commission scan the presentation to be presented to City Council prior to the study session.

COMMISSIONER CHOI Roger Wadnal was requested to borrow a half-hour video of Denver's regarding their analysis of land use and transportation issues to be shown at next Wednesday's study session.

ADJOURNMENT

There being no other business to come before the Lakewood Planning Commission, the public hearing of October 17, 2001 was adjourned at 10:45 p.m.

Date approved Elaine Tuffing, Secretary to
the Planning Commission