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Commissioner Arkin noted that issues of air quality should be tied into the findings, as well as other quality-of--life issues that fit into the category of public welfare. Commissioner Fox expressed concern that if the large housing developments were to be approved before the General Plan is completed, it would limit the City's ability to build affordable and multi-family housing units because the housing cap may be exceeded. Commissioner Sullivan moved to recommend to City Council to enact an interim ordinance establishing a moratorium until the General Plan Update was completed, which would apply to any new commercial, residential, or industrial development that generates greater than 200 daily trips, with the exemption of the Happy Valley Specific Plan, the Vineyard Corridor Specific Plan, and the Downtown Specific Plan areas, as these Specific Plan areas were recently planned and had mitigated issues concerning traffic, public safety, and grading. Commissioner Arkin seconded the motion. ROLL CALL VOTE AYES: Commissioners Arkin, Fox, and Sullivan NOES: Commissioner Maas. ABSTAIN: Commissioner Roberts. ABSENT: Commissioner Kameny. Resolution No. PC-2004-23 was entered and adopted as motioned. Chairperson Roberts rejoined the Commission on the dais. 7. MATTERS INITIATED BY COMMISSION MEMBERS Staff Aonrovals for Commercial Proiects Commissioner Arkin advised that he had discussed the Shell gas station with a Commission member. He suggested that Section 18.4 (Design Review) of the Municipal Code be amended with the following: "The approval of any commercial project that changes the visibility of the building from a public access venue (street or sidewalk) will be distributed to the City Council and Planning Commission, along with aone-page color attachment of the approved design." Commissioner Fox noted that the Shell station canopies had all been changed to bright yellow, which was not what the Commission approved. Commissioner Arkin noted that in the rare event when a design that was not approved is implemented, an appeal and public hearing could be held on that change. He would like to agendize this item for a public hearing in order that the City Council may update the ordinance appropriately. PLANNING COMMISSION MINUTES March 24, 2004 Page 17 of 22