HomeMy WebLinkAboutPZ Packet; 7-12-10NOTICE F MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, July 12, 2010, at 7:00 p.m.
** *PLEASE NOTE: A recording of Randall Arendt's presentation "Land
Matters — Smarter Subdivisions" from his June 2009 seminar in Minnesota
will be presented before the meeting beginning at 6:00 p.m. in the City
Council Chambers at City Hall. Any Commissioners or members of the
public who wish to view this video are invited to attend at this time. * **
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. May 24, 2010
b. June 14, 2010
4. Public Hearings
a. None
5. Business Items
a. Administrative Enforcement Ordinance Discussion
b. General Planning Update Items: I -94 Corridor Planning; Zoning Ordinance
Review; Future Planning Issues
6. Updates (Verbal)
a. City Council;
i. July 6, 2010 —Wayside Stand Ordinance Amendment; Horne
Occupation Ordinance; Heath Property Easement Vacation; Rural
Area Density Analysis
b. Staff Updates
c. Commission Concerns
7. Adjourn
DRAFT
City of Lake Elmo
Planning Commission Meeting
Minutes of May 24, 2010
7:10 p.m. - M/S /P, Fliflet/Hall, move to take additional time to ensure a quorum.
Vice Chair Fliflet called to order the meeting of the Lake Elmo Planning Commission at
7:20 p.m. COMMISSIONERS PRESENT: Bidon, Fliflet, Hall, Pearson and Ziertman.
STAFF PRESENT: Planning Director Klatt, Planner Matzek, and Planning Intern
Bailey.
Agenda
M /S/P, move to approve the agenda as presented. Vote: 5:0.
Minutes
None.
Public Hearing — OP Development Concept Plan and PUD — 9434 Stillwater Blvd. N
Planning Director Klatt updated the commission on the status of the Comprehensive Plan
and Zoning Text Amendment portions of this application. He stated that the City Council
tabled the application to discuss it at the May 25`h workshop.
Vice Chair Fliflet stated that it would not make sense to move forward with the
remaining components of the application without the City Council's action on the first
two components.
Commission agrees to delay discussion and have public hearing at next meeting.
VICE CHAIR FLIFLET OPENED THE PUBLIC HEARING AT 7:27 P.M.
M /S/P, Ziertman /Hall, move to continue public hearing to June 14th meeting. Vote: 5:0.
M /S /P, Hall / Bidon, move to table item. Vote: 5 -0.
Public Hearing — Variance for 11950 21s" Street North
Planner Matzek provided information to the commission on the property's characteristics
and the proposed 39 foot variance requested from the OHWL from Downs Lake. The
applicants are requesting to tear down an existing garage and build a new garage with
living space above. She said staff is recommending approval with conditions.
Planning Director Klan identified this lot as having floodplain located on the site. He
confirmed with the DNR that staff should use the most relevant information, which
includes the existing elevations, in identifying the floodplain location.
Commissioner Pearson asked about the impervious coverage on the property.
Planning Commission Minutes; May 24, 2010
DRAFT
Planner Matzek said the project will be reducing the impervious surface by 300 square
feet as they are proposing to build the new garage over a portion of existing driveway.
VICE CHAIR FLIFLET OPENED THE PUBLIC HEARING AT 7:49 P.M.
No one spoke.
VICE CHAIR FLIFLET CLOSED THE PUBLIC HEARING AT 7:50 P.M.
M /S /P, Ziertman /Bidon, move to recommend approval of the variance application with
the conditions outlined by staff. Vote: 5:0.
Business Items
None.
City Council Updates
Planning Director Klatt stated that the City Council tabled the application by Tammy
Malmquist (as discussed in item 4 a. above) to a workshop on May 25t1'. He said staff
will be scheduling a public hearing for the home occupation ordinance at an upcoming
meeting. He said that Planning Intern Bailey will also be preparing an administrative fine
ordinance. Staff is working on an analysis of the density for future discussions of the
Comprehensive Plan implementation. Planning Director Klatt stated that the city has a
lawsuit filed against them on behalf of the Bergmann family and the Country Sun Farm
business. Any information or questions should be directed to the City Administrator.
Adjournment:
The meeting was adjourned at 7:54 p.m.
Respectfully submitted,
Kelli Matzek
Planner
Planning Commission Minutes; May 24, 2010
City of Lake Elmo
Planning Commission Meeting
Minutes of June 14, 2010
Chairman Van Zandt called to order the meeting of the Lake Elmo Planning Commission
at 7:00 p.m. COMMISSIONERS PRESENT: McGinnis, Williams, Pearson, Van Zandt,
Fliflet, Van Erem, Ziertman, and Britz. Absent: Hall, Pelletier and Bidon. STAFF
PRESENT: City Engineer Griffin, Planning Director Klatt, Planner Matzek, and
Planning Intern Bailey.
Agenda
M /S/P, Williams /Pearson, move to approve as presented. Vote: 8:0.
Minutes — December 14, 2009
Commissioner Britz stated he was in attendance, but Commissioner Pelletier was not.
M /S /P, Williams /Pearson, move to approve as amended. Vote: 5:0. Abstained: Britz,
Fliflet and Ziertman.
April 26, 2009
Commissioner Pearson said he and Commissioner Hall were swapped for attendance and
in speaking references.
M /S /P, Pearson/Fliflet, move to approve as amended. Vote: 6:0. Abstained: McGinnis
and Pearson.
Public Hearing — Open Space Preservation Development Concept Plan and PUD for
Senior Housing and Farm School at 9434 Stillwater Boulevard North
Planning Director Klatt identified this as an item that was continued from a previous
meeting. He provided a review and analysis of the project. He recommended approval
of the application with conditions.
Commissioner Williams expressed concern that medical facilities associated with senior
housing should also require licensing.
Commissioner Pearson asked if temporary access to a development has been done before.
Planning Director Klatt stated that it had been done in Sanctuary and the access can be
limited with gates or other control means. In response to Commissioner McGinnis, he
stated that MnDOT identified that they have to provide access, but that it does not meet
MnDOT's or the city's spacing guidelines.
Commissioner Ziertman asked why the farm school is not a separate commercial use on
the property like the office park was separated (zoned differently) in the Carriage Station
development.
Planning Director Klatt said that an office building would need a rezoning, but the
Planning Commission recommended approval of a zoning text amendment which
allowed Farm Schools as apermitted activity in this type of development to which the
City Council agreed.
Commissioner Britz asked about the speed at the entrance location on Highway 5 after
the roundabout is installed on Highway 5 and Jamaea Avenue North.
Engineer Griffin said the improvement will slow people down right before and after, but
it will make a minimal difference in speed the further from the roundabout a vehicle is.
Commissioner Pearson suggested the developer be required to maintain the stormwater
ponds as the city should not take on the liability.
Engineer Griffin stated that the regulations for maintaining stormwater ponds goes up
every year and that the city is required to manage the maintenance, so taking over
maintenance from the beginning may be favorable to ensure compliance.
Tim Freeman, FFE —Applicant's Engineer
Mr. Freeman said the easement holder will not care about putting a septic system in their
easement and they could not stop them from building it there. They agree that the city
should take over responsibility of the ponds. He said they would agree to including an
upgraded trail connecting to Jamaca Court North as an emergency access, but would
rather not have a connection to the North as it would alter the development as proposed.
He said MnDOT did not ask for the right hand turn and the bypass lane and that they had
been offering that option all along. Mr. Freeman said the buffering requirement should
be relaxed with this application through the PUD process as it will not be visible from
State Highway 5. He said the height of the proposed building is like that of a two story
house with a walkout basement, although it will be a few feet taller. Mr. Freeman stated
that the MN Land Trust may not want the open space area as it is an oddly shaped
parcels.
City Engineer Griffin stated that the agreement between the applicants and the easement
holder is important as a septic system can not be driven over and the city needs to see
how the two different infrastructures could coincide in the easement.
THE CHAIRMAN OPENED THE PUBLIC HEARING AT 8:31 P.M.
Tim Sauro, 9060 Jamaca Court North
Mr. Saura said he believes there is no need for an access off of Jamaca Court North and
provided a petition (not fully signed at this point) with residents living on Jamaca Court
opposed to a connection.
THE CHAIRMAN CLOSED THE PUBLIC HEARING AT 8:33 P.M.
Commissioner Fliflet said she is supportive of a future access connection to the North as
oftentimes a serious problem has to occur before MnDOT will do something to fix it on
Highway 5.
Commissioner Pearson recommended requiring language be added in the HOA
agreement to ensure future residents would be aware the septic system were located
inside the easement.
Commissioner Williams asked if there was a mechanism in place for assessing a property
owner to pay for the maintenance of the storm water ponds in cases where the city owns
and maintains them. He asked that "and access" be required to the language in number
three regarding outlots.
City Engineer Griffin said the stormwater utility fee goes toward that cost.
A straw vote was taken to include the language "and access" to number three regarding
the stormwater pond outlots. Vote: 7:1.
Commissioner Fliflet said she is comfortable counting stormwater ponds as open space as
it has been done in past practice.
Commissioner Fliflet called for a straw vote in favor of a full access to Jamaca Court
North. No commission member vote in favor.
Commissioner Williams suggested the following language: "The developer shall provide
an access for emergency vehicles to Jamaca Court North." and "The developer shall also
provide an easement for future development to the North."
Planning Director Klatt identified two issues: the first is long range planning for the city,
which the Planning Commission is tasked with and the second is who is going to pay for
the improvement and when which is the task of the City Council.
City Engineer Griffin stated that this might be a cheap solution to a problem in the future
and keeps options open for the city.
A straw vote was taken to see if an outlot or easement to the North for a future roadway
should be taken. Seven voted in favor of an easement.
Commissioner Fliflet asked if MnDOT wasn't requiring a right hand turn lane and a
bypass lane.
Mr. Freeman said that MnDOT is requiring it, but that they have been proposing that
since the beginning.
Commissioner Williams suggested the number seven condition regarding the Oakdale
Fire Chief s comments be reworded to say "meet all concerns" instead of "address..."
He stated that the applicants are not complying with the side yard setbacks for
townhouses.
Planning Director Klatt said the City Council put in condition number eight, but can be
discussed more at a future meeting if they would like. He said it is important to note that
the commission is not accepting the reduced setbacks proposed, but would like to discuss
them later.
Commissioner Ziertman said the setback for the drainfield is not being met on the North
side, the existing three farm buildings are not meeting setback requirements, and the
animals are going to be too close to the neighbors. She said agricultural buildings should
be 100 feet from property lines.
Mr. Freeman said he is requesting diminished buffer setbacks.
Planning Director Klatt said he is hearing that the commission is okay with the roads in
the setback, but not the buildings.
Commissioner Fliflet asked for a straw vote in favor of the reduced buffer setbacks as
laid out in the concept plan noting issues with animal buildings. Vote: 7:1. Williams
against.
Mr. Freeman said the community septic building will be located outside the easement and
will need to be placed in relation to the septic system.
Commissioner Van Erem suggested striking the text regarding central location, but the
screening requirement should be retained.
A straw vote was taken for striking the text regarding central location. Vote: 8:0.
A straw vote was taken in favor of item number ten of the conditions regarding the
keeping of animals. Vote: 8:0.
Commission Ziertinan said there is not ten contiguous areas near where the farm
buildings are located.
Commissioner Williams identified the area where the barn is going to be constructed is
counted as open space. He does not believe that should be counted as open space as there
are structures and it is less than two acres in size.
Mr. Freeman said agricultural buildings are allowed by the ordinance. He said they
would not have enough open space if that area were not counted towards the open space
requirement.
Planning Director Klatt said our code is less clear than Mr. Freeman stated. He read the
definition of open space and would assume past interpretation allowed the agricultural
buildings to be part of the agricultural component. He said we can consult city attorney
to determine if the agricultural building should be included in the open space definition.
A straw vote was taken to see if the farm buildings should be included as open space.
Vote: 5:3 (Williams, Pearson, and Ziertman against)
Planning Director Klatt let the commission know that the last three conditions were
added by the City Council.
Commissioner Williams identified that the last condition was unclear regarding phasing
M /S /P, Fliflet/Pearson, move to recommend approval of concept plans with revisions to
conditions the commission discussed. Vote: 6:2. Williams and Ziertman against.
Business Item — Distribution of Final Comprehensive Plan Submittal
Planning Director Klatt said staff has put together an updated Comprehensive Plan. The
city is required to formally adopt the Comprehensive Plan, but no action is required of the
commission. The city is waiting on Valley Branch Watershed District to sign off on our
plan before formal adoption.
Planner Matzek said one chapter was left off and updated eds will be provided
M /S /P, Williams /Pearson, move to adjourn. Vote: 8:0.
The meeting was adjourned at 10:32 p.m.
Respectfully submitted,
Kelli Matzek
Planner
Planning Commission
Date: 7112/10
REGULAR
Item: 5a
ITEM:
Administrative Enforcement Ordinance Discussion
REQUESTED BY:
City Council
SUBMITTED BY:
Danielle Bailey, Planning Intern
REVIEWED BY:
Kyle Klatt, Planning Director
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to review, discuss, and provide Staff with feedback on
a draft of Lake Elmo's Administrative Enforcement Ordinance. The City Council will be receiving a
"final" informational briefing on the draft Administrative Enforcement Ordinance during their July
13, 2010 workshop meeting.
Staff is requesting that the Planning Commission receive the staff report, discuss the proposed
Ordinance and, if appropriate, direct City staff to bring concerns to the City Council as they review
the Ordinance in their July 13, 2010 workshop meeting.
ADDITIONAL INFORMATION:
At the direction of City Council, City staff have been researching and preparing the draft
Administrative Enforcement Ordinance to better streamline existing compliance and enforcement
provisions across the City Code and to introduce a more effective and efficient compliance
process, while still preserving the representational and due process rights of affected parties.
City staff has previously briefed the City Council and Planning Commission on its efforts to
finalize its draft for Council consideration.
RECOMMENDATION:
Based upon the above background information and staff report, it is recommended that the
Planning Commission receive the staff report, discuss the proposed Ordinance and, if
appropriate, direct City staff to bring concerns to the City Council as they review the Ordinance in
their July 13, 2010 workshop meeting.
ATTACHMENTS:
1. Draft Administrative Enforcement Ordinance
DRAFT Lake Elmo Administrative Enforcement
A. Purpose: The city council finds that there is a need for alternative methods of enforcing this
code. While criminal citations have been the most frequent enforcement mechanism, there are
certain negative consequences for both the city and the accused. The delay inherent in that system
does not ensure prompt resolution. Citizens resent being labeled as criminals for violations of
administrative regulations. The higher burden of proof and the potential of incarceration do not
appear appropriate for most administrative violations. The criminal process does not always
regard city code violations as being important. Accordingly, the city council finds that the
imposition of civil penalties, including the use of administrative citations, is a legitimate and
necessary alternative method to enforce and create compliance with the city code. The use of
administration citations as a method of enforcement is in addition to any other legal remedy that
may be pursued for city code violations.
B. General Provisions:
1. Administrative citations and civil penalties for violations of the city code, in addition
to being possible criminal violations, are administrative offenses that may be subject to
administrative citations and civil penalties. Each day a violation exists constitutes a
separate offense. The city may elect to pursue either the administrative offense or the
applicable criminal offense, but not both for the same offense date.
2. The city council must adopt by resolution a schedule of fines for offenses initiated by
administrative citation. The city council may adopt a schedule of fees to be paid to
administrative hearing officers.
3. An administrative offense may be subject to a civil penalty not exceeding two
thousand dollars ($2,000.00) per violation, plus cost of remediation if incurred by the
city.
4. The city administrator must adopt procedures for administering the administrative
citation program.
C. Notification of Violation:
1. Following a complaint or a routine inspection of a code violation, any person
authorized by the Mayor and city council by resolution to enforce the city code may issue
a notification of a code violation upon verification that a violation has occurred. The
person responsible for the violation will be given reasonable opportunity to correct the
violation based on the nature of the offense.
2. It is the obligation of the person responsible for the violation to contact the city
regarding compliance.
D. Administrative Citation:
1. If remediation is not taken, any person authorized by the Mayor and city council by
resolution, to enforce the city code may issue an administrative citation of a code
violation upon verification that a violation has occurred. The citation must be issued in
person or by mail to the person responsible for the violation, or attached to the motor
vehicle in the case of a vehicular offense. The citation must state the date, time, and
nature of the offense, the name of the issuing officer, the amount of the scheduled fine,
and the manner for paying the fine or appealing the citation.
2. The person responsible for the violation must either pay the scheduled fine or request a
hearing within seven (7) days after issuance of the citation. Payment of the fine or failure
to request a hearing within seven (7) days after issuance of the citation constitutes
admission of the violation. A late payment fee of ten percent (10 %) of the scheduled fine
amount may be imposed under subsection G of this section.
E. Administrative Hearing:
1. Notice of the hearing must be served in person or by mail on the person responsible for
the violation at least ten (10) days in advance, unless a shorter time is accepted by all
parties. The cost of the hearing will be split equally between the city and the person
responsible for the violation. At the hearing, the parties will have the opportunity to
present testimony and question any witnesses, but strict rules of evidence will not apply.
The hearing officer must tape record the hearing, and may receive testimony and exhibits.
The officer must receive and give weight to evidence, including hearsay evidence, that
possesses probative value commonly accepted by reasonable and prudent people in the
conduct of their affairs.
2. The city council will periodically approve a list of lawyers, arbitrators, and qualified
neutral third parties from which the city administrator will randomly select a hearing
officer to hear and determine a matter for which a hearing is requested. The accused will
have the right to request no later than five (5) days before the date of the hearing that the
assigned hearing officer be removed from the case. One request for each case will be
granted automatically by the city administrator. A subsequent request must be directed to
the assigned hearing officer who will decide whether he or she cannot fairly and
objectively review the case. The city enforcement officer may remove a hearing officer
only by requesting that the assigned hearing officer find that he or she cannot fairly and
objectively review the case. If such a finding is made, the officer shall remove himself or
herself from the case, and the city administrator will assign another hearing officer. The
hearing officer is not a judicial officer but is a public officer as defined by Minnesota
statutes section 609.415. The hearing officer must not be a city employee. The city
administrator will establish a procedure for evaluating the competency of the hearing
officers, including comments from accused violators and city staff.
3. The hearing officer has the authority to determine that a violation occurred, to dismiss
a citation, to impose the scheduled fine, and to reduce, stay, or waive a scheduled fine
either unconditionally or upon compliance with appropriate conditions. When imposing a
penalty for a violation, the hearing officer may consider any or all of the following
factors:
a. The duration of the violation;
b. The frequency or reoccurrence of the violation;
c. The seriousness of the violation;
d. The history of the violation;
e. The violators conduct after issuance of the notice of hearing;
f. The good faith effort by the violator to comply;
g. The economic impact of the penalty on the violator;
h. The impact of the violation upon the community; and
i. Any other factors appropriate to a just result.
The hearing officer may exercise discretion to impose a fine for more than one day of
continuing violation, but only upon a finding that:
a. The violation caused a serious threat of harm to the public health, safety, or
welfare: or that
b. The accused intentionally and unreasonably refused to comply with the code
requirement. The hearing officer's decision and supporting reasons must be in
writing.
4. The failure to attend the hearing constitutes a waiver of the violator's rights to an
administrative hearing and an admission of the violation. A hearing officer may waive
this result upon good cause shown. Examples of "good cause" are: death or incapacitating
illness of the accused or the accused's family member; a court order requiring the
accused to appear for another hearing at the same time; and lack of proper service of the
citation or notice of the hearing. "Good cause" does not include forgetfulness or
intentional delay.
F. Judicial Review: An aggrieved party may obtain judicial review of the decision of the Hearing
Officer by proceeding by Petition for a Writ of Certiorari in District Court pursuant to Minnesota
Statutes Section 484.03.
G. Recovery of Civil Penalties:
1. If a civil penalty is not paid within the time specified, it will constitute:
a. A lien on the real property upon which the violation occurred if the property or
improvements on the property was the subject of the violation and the property
owner was found responsible for that violation; or
b. A personal obligation of the violator in all other situations.
2. A lien may be assessed against the property and collected in the same manner as taxes.
3. A personal obligation may be collected by appropriate legal means, including
correction of the violation by the city at the expense of the property owner. If correction
of the offense requires entrance upon the property, a warrant must first be secured by the
city.
4. A late payment fee of ten percent (10 %) of the fine may be assessed for each thirty
(30) day period, or part thereof, that the fine remains unpaid after the due date.
5. Failure to pay a fine is grounds for suspending or revoking a license related to the
violation.
6. Failure to pay a fine is grounds for denial of future city permits.
H. Double Jeopardy: If the final adjudication in the administrative penalty procedure is a finding
of no violation, then the city may not prosecute a criminal violation in district court based on the
same set of facts. This does not preclude the city from pursuing a criminal conviction for a
violation of the same provision based on a different set of facts.
Planning Commission
Date: 7/12/10
General Planning Discussion Items
Business Item
Item: 5b
ITEM: General Discussion Concerning Long Range Planning Issues
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Kelli Matzek, City Administrator
SUMMARY AND ACTION REQUESTED
The Planning Commission is being asked to spend a portion of its next meeting discussing a few long -
range planning issues with Staff. This discussion is intended to provide the Commission with some
general information concerning some of the topics that will likely be examined further as the City works to
update /implement the Comprehensive Plan for the Village Area and the 1 -94 Corridor. Staff has not
prepared a detailed report on any of these items, and is instead intending to review each of these items
during the July 12th meeting.
Because of its relevance to the video that is being shown before the next Planning Commission meeting,
Staff has attached a report prepared by the 1,000 Friends of Minnesota titled: refocus — Making Choices
for Future Generations. This report concentrates on communities at the edge of the Twin Cities
Metropolitan Area and how the entire region is linked together, but does offer some relevant insights into
some of the future planning issues that will be impacting Lake Elmo in the future.
DISCUSSION ISSUES:
The following are topics that Staff would like to review with the Planning Commission
• I -94 Corridor Planning. The City Council recently conducted a workshop session to discuss
future planning within the Village Planning Area, but also covered some of its future concerns with
the 1 -94 corridor planning area. Staff would like share some of the feedback received from the
Council with the Planning Commission, especially as it relates to potential updates to the future
land use plan along the corridor.
Rural Density Transfers. As part of its approval of the Senior Living /Farm School
Comprehensive Plan Amendment, the City Council discussed the concept of a density transfer
program, and requested that the project applicant participate in such a program should it ever be
initiated by the City. The general concept behind a rural density transfer program would be the
development of a system that would allow some rural portions of the City to develop at a higher
density than otherwise allowed if the additional density were bought (or transferred in some other
manner) from another location in the City's rural area.
Transfer of Development Rights. The Village Master Plan includes relatively large open space
and buffer areas that are intended to be left in an undeveloped and natural condition. Because
some properties within the Village planning area would have a greater share of land set aside in
this manner, the City may need to consider a program that would allow property owners that own
land guided for open space to receive development credits or payments that could be bought by
landowners within the developable portions of this area. A basic definition of such a program is
as follows:
o Transfer of Development Rights (TRD) — A program that can relocate potential
development from areas where proposed land use or environmental impacts are
considered undesirable (the "donor" site) to another ( "receiver ") site chosen on the basis
of its ability to accommodate additional units of development beyond that for which it was
zoned, with minimal environmental, social, and aesthetic impacts.
Form -Based Zoning. One of the suggestions that has been made in the past in conjunction with
future development in the Village is the idea that a "form- based" code may be a better approach
to zoning in the Village in order to achieve the City's development objectives. When the City
updates its Zoning regulations to accommodate the sewered development planned in the Village
and 1 -94 corridor, Staff would recommend that this type of zoning at least be considered as this
work progresses. A form based code is defined as: "A method of regulating development to
achieve a specific urban form. Form -based codes create a predictable public realm primarily by
controlling physical form, with a lesser focus on land use, through city or county regulations'
(taken from the Form Based Codes Institute).
• Design Guidelines. The Village Master Plan contains several guiding principles that will need to
be implemented as development occurs in the Village. One of the tools that Lake Elmo can use
to help assure that these guiding principles are observed would be to adopt design guidelines for
new development. The City Code currently includes a section on design guidelines in
commercial area, but does not contain any specific requirements for design within residential or
mixed use areas.
RECOMMENDATION:
Staff is recommending that the Planning Commission conduct a brief discussion on the issues described
above and provide comments and suggestions that can be used to guide future work on the
Comprehensive Plan and Zoning Ordinance.
ATTACHMENTS:
1, re:focus — Making Choices for Future Generations
ORDER OF BUSINESS:
- Introduction and Presentation by Staff.. ............................. Kyle Klatt, Planning Director
- Questions from the Commission .......... ..........................Chair & Commission Members
- Planning Commission Discussion ............................... ..........................Chair Facilitates
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