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HomeMy WebLinkAboutPlanning Commission Minutes 10-03-2001Approved Minutes City of Plymouth Planning Commission Meeting October 3, 2001 MEMBERS PRESENT: Chairman Michael Stulberg, Commissioners Karl Neset, David Gaither, Kapila Bobra, Sarah Reinhardt, Roger Berkowitz and Peggy Larson MEMBERS ABSENT: None STAFF PRESENT: Community Development Director Anne Hurlburt, Planning Manager Barb Senness, Senior Planner Marie Darling, Planner Rebecca Stoen, City Engineer Ron Quanbeck and Office Support Specialist Ranelle Gifford 1. CALL TO ORDER 2 PUBLIC FORUM 3 APPROVAL OF AGENDA 4 APPROVAL OF MINUTES MOTION by Commissioner Gaither, seconded by Commissioner Reinhardt to approve the September 19, 2001 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved unanimously. 5 CONSENT AGENDA A PARSONS ELECTRIC (2001106) MOTION by Commissioner Bobra, seconded by Commissioner Berkowitz to approve a Site Plan Amendment for modifications to the lighting at Cub Foods located at 3550 Vicksburg Lane North. Vote. 7 Ayes. MOTION approved unanimously. 6 PUBLIC HEARINGS A MIM Enterprise (2001017) Chairman Stulberg introduced the request by MIM Enterprise for a rezoning and preliminary plat for 10 two-family units to be located on the 5.16 -acre parcel at 2220 County Road 101. Planner Stoen gave an overview of the September 25, 2001 staff report. Chairman Stulberg introduced the applicant Marty Campion. Approved Planning Commission Minutes October 3, 2001 Page #2 Mr. Campion indicated Tony Eiden would be the builder of the project and could answer construction -related questions. Mr. Campion stated the project would remove two accesses and replace them with a public street. Mr. Campion indicated they are doing all possible to preserve the wetland area. He also stated they are hoping to enhance the wetland quality. Chairman Stulberg asked Mr. Campion to show the drainage locations on the map. Mr. Campion showed the existing drainage flow generally is from north to south. Mr. Campion stated they would provide swales around the buildings. Chairman Stulberg introduced Earl Fischer, the developer. Mr. Fischer stated he is responsible for the development, however his builder is not here. Mr. Fischer indicated the price range would be approximately $370,000 per unit and the smaller units would be approximately $350,000 per unit. The larger units will be 2000 square feet with a 3 -car garage. The smaller units will be 1675 square feet with a 2 -car garage. Some will be lookouts and some have finished lower levels. Mr. Fischer indicated Tony Eiden has done similar units in the Walnut Grove development. Commissioner Berkowitz asked if the proposed homes would be owner occupied. Mr. Fischer answered affirmatively. Chairman Stulberg indicated the Planning Commission had received a letter from Sandra Larken and entered it as part of the public record. Chairman Stulberg opened the public hearing Chairman Stulberg introduced Scott Gamble, 17725 - 24th Avenue North. Mr. Gamble indicated the first attempt to build on this property resulted in a huge pile of dirt. The second attempt to develop resulted in a dumping ground for vehicles. Mr. Gamble stated he is concerned with what will happen this time. Mr. Gamble stated he is concerned with the safety of County Road 101. In regards to drainage, Mr. Gamble asked how close the swales would be to the other properties. He stated he is concerned about the amount of water and if the area can handle it. Mr. Gamble indicated some trees have been cut down and he has some concerns with privacy issues. Chairman Stulberg introduced Al Heitkamp, 2116 County Road 101. Mr. Heitkamp indicated he lives to the east of the proposed development. Mr. Heitkamp stated he is concerned about having an adequate access from the new public street to their driveway such that it would accommodate a large garbage truck or his motor home. Mr. Heitkamp stated he is concerned with the developer incurring all costs with no cost to the surrounding properties. Approved Planning Commission Minutes October 3, 2001 Page #3 Chairman Stulberg introduced Rolly Heitkamp, 2116 County Road 101. Ms. Heitkamp indicated she lives to the east of the proposed development. Her concern is with the visibility at the entrance road at County Road 101. She indicated they live on Kraetz Lake, and questioned how high the water level would get. Ms. Heitkamp questioned if extending the public street into their private road and making the whole thing a public street was an option. Chairman Stulberg introduced Pat Murray, 504 Kingsview Lane. Mr. Murray concurred with the traffic and drainage concerns already brought up. Chairman Stulberg introduced Ron Peters, 2030 Queensland Lane. Mr. Peters indicated he resides on the west side of Snyder Lake. Mr. Peters stated he has concerns with the drainage issues. He said in the spring the water backs up into their yard because it cannot escape under the culvert. Mr. Peters indicated he has concerns about how this proposed development will impact his property. Chairman Stulberg introduced Rob Slattery, 17705 -24th Avenue North. Mr. Slattery stated he lives just north of the proposed site. Mr. Slattery questioned the reasoning behind rezoning. He questioned the developer's motives. He also stated he has drainage concerns. Mr. Slattery stated the property should remain at its current zoning. Chairman Stulberg introduced Kathleen Stuebner-Holt, 17635 - 24th Avenue North. Ms. Stuebner-Holt indicated she lives north of the proposed site. Ms. Stuebner-Holt stated they have concerns with how close the buildings would be to her property. She also stated she wants the area preserved for wildlife and nature. Chairman Stulberg introduced Michael Stuebner-Holt, 17635 - 24th Avenue North. Mr. Stuebner-Holt stated there is multi family housing .4 miles from their site. He stated rezoning would affect the value of the surrounding properties. Mr. Stuebner-Holt stated he believes this is spot zoning. Mr. Stuebner-Holt is also concerned with the drainage issues. He stated the trees provide a barrier between the properties and does not feel they have to be removed. He indicated concerns with the size of lots 7 and 8. Mr. Stuebner-Holt suggested lots 7 and 8 could be smaller to save some of the trees. Mr. Stuebner-Holt stated the land to the west is zoned commercial, however it is mostly unbuildable and there is only one building east of Snyder Lake. He said he doesn't feel there needs to be a transition from residential to commercial. Approved Planning Commission Minutes October 3, 2001 Page #4 Chairman Stulberg introduced Ken Wendinger, 5465 Orleans Lane. Mr. Wendinger indicated they are concerned with affordable housing. Mr. Wendinger stated he has seen single family homes that are priced approximately$300,000 in this area. He stated he feels there is a great need for affordable housing in Plymouth. Chairman Stulberg introduced Ann Dorweiler, 17035 - 9th Avenue North. Ms. Dorweiler indicated she is opposed to rezoning because it doesn't follow the Comprehensive Plan. Ms. Dorweiler stated there is a need for affordable housing. Ms. Dorweiler stated she feels the request should be denied. Chairman Stulberg introduced Ed Goldsmith, 3165 Harbor Lane. Mr. Goldsmith stated his concerns are for the need of affordable workforce housing. Mr. Goldsmith stated the City has a Housing Policy Plan that is part of the Comprehensive Plan and it states the City will actively encourage residential developers to include affordable housing to low and moderate income residents and local employees as a part of their proposal. Mr. Goldsmith indicated the same section of the plan stated the City will review all development proposals for their potential to contribute toward meeting the City's goals for affordable housing. He stated he hopes the City will very seriously consider the application of the City's Housing Policy relative to the request for rezoning to include appropriate affordable housing for the City. Mr. Heitkamp indicated he hopes they can coordinate snow plowing between the City and the individual who plows their private drive. Chairman Stulberg closed the Public Hearing. Chairman Stulberg asked Planning Manager Senness to describe the Development Review Committee meetings. Planning Manager Senness indicated there are staff from Planning, Engineering, Building, Fire, Public Safety, Forestry and Park and Recreation that review every plan and provide input that becomes part of the staff report. Chairman Stulberg asked how many times an application goes through the DRC process. Planning Manager Senness stated it varies depending on the project, but this particular project had a dozen or more meetings. Chairman Stulberg asked if the City Attorney reviews the applications. Planning Manager Senness stated not usually, only if he is consulted on a specific issue. Chairman Stulberg asked if the City has a Housing Manager that is addressing the affordable housing issues. Director Hurlburt stated there isn't a Housing Manager, however we do have housing staff within the Community Development Department. Director Hurlburt added that a non-profit housing group was interested in the property but they were not able to come to agreeable terms with Mr. Fischer. Director Hurlburt stated that the issue of affordable housing alone would not be a reason to deny a rezoning request. Approved Planning Commission Minutes October 3, 2001 Page #5 Chairman Stulberg introduced City Engineer Ron Quanbeck. Chairman Stulberg asked about the past attempts to develop this property and the issues of dirt piles, stored vehicles etc. City Engineer Quanbeck stated the clean up is the responsibility of the owner. The developer is required to put up financial guarantees for grading and erosion. Those guarantees could be used to finish the project. Chairman Stulberg asked if this project doesn't go forward, if the city would require clean up of the site. Director Hurlburt stated a pile of dirt is not necessarily a code violation. However, the site would be addressed for any code violations. Chairman Stulberg asked City Engineer Quanbeck to address the traffic and roadway issues. City Engineer Quanbeck stated the county reviewed the best location for an access. The existing roadway drops steeply and the proposed grade is much flatter and will provide better visibility. The radiuses on the roadway would be greater than what is existing. Chairman Stulberg asked if the public street would be wider than the private drive. City Engineer Quanbeck indicated affirmatively. He added the owners could petition the City to combine the private drive with the public road. Chairman Stulberg asked if he could also address the snow plowing issues. City Engineer Quanbeck stated the snow plowing is the owner's responsibility. The owners are free to contract with whoever does the public roadways. Chairman Stulberg asked if there would be any fees incurred by the homeowners to the east regarding the new access to their private drive. City Engineer Quanbeck stated he is not aware of any charges to the owners and that it would be the developer's responsibility. Director Hurlburt stated that any changes in easements would need to be discussed with the developer. Chairman Stulberg asked if there would be any negative impact to the surrounding properties from drainage issues. City Engineer Quanbeck stated there are some high mounds that would be removed, that the water would flow along the swale to a rain garden, which would in turn drain to the pond and wetland. He stated that the developer is required to handle the drainage issues and that the retaining walls are required to be designed by engineers. Chairman Stulberg asked where the swales are located. City Engineer Quanbeck stated there is one that comes around the back side of the unit furthest west, and also on the east side of the plat there are two rain gardens proposed. Both rain gardens are designed to reduce run-off. Chairman Stulberg asked where the culvert from Snyder Lake to Kraetz Lake is located. City Engineer Quanbeck stated he is unsure of the exact location but noted the culvert would not be negatively impacted. Director Hurlburt asked if the water levels of Snyder or Kraetz Lake would increase because of the development. City Engineer Quanbeck stated that based on the small size of project, it would be an insignificant increase. Chairman Stulberg asked Park and Recreation Director Eric Blank if this property had been looked at for a City park. Director Blank indicated no. The Comprehensive Plan did not indicate the City would need this space for parks. Director Hurlburt indicated this site would not be considered a large enough property for preservation as part of the park system. Approved Planning Commission Minutes October 3, 2001 Page #6 Chairman Stulberg asked Planner Stoen about the rezoning process and if this is spot rezoning. Director Hurlburt stated the definition of spot zoning is making an arbitrary change to benefit one small lot. This rezoning is something allowed by the Comprehensive Plan and is a large enough site to rezone. Chairman Stulberg asked when the tree survey was done. Planner Stoen indicated the forester's calculations were done recently. Director Hurlburt said if trees were removed a year ago, without a planning application in place if this would this be a violation of the ordinance. Planning Manager Senness indicated that it would not have been a violation at that time. Once an application is made, it would be a violation. Chairman Stulberg asked the City Engineer to address any traffic concerns. City Engineer Quanbeck stated traffic may increase slightly, but the proposed street is the safest location for an access. Chairman Stulberg asked Mr. Campion to address the issues of tree preservation and the lot sizes. Mr. Campion indicated because of the wetland edge of lots 7 and 8, the buildings had to be set back further than the west buildings. Mr. Campion stated they are trying to balance the wetland elevation by filling and grading. Mr. Campion indicated they have done everything they can to preserve the trees. Chairman Stulberg asked if lots 7 and 8 could be swapped with lots 1 and 2 to save more trees. Mr. Campion stated if 7 and 8 were moved there would be a similar situation as in its proposed location. Chairman Stulberg asked if it was an option to be looked at. Mr. Campion stated behind lots 1 and 2 they were trying to preserve the trees, if they traded they would lose another group of trees. Chairman Stulberg asked when the tree survey was done. Mr. Campion indicated in the spring. Mr. Campion indicated the trees identified to be removed are due to the grading change to address drainage issues. He stated the trees are of a size that could be moved and transplanted to a different location. Director Hurlburt asked Mr. Campion to address the lot tabulation versus the dimensions on the survey. Mr. Campion indicated that a couple of the figures may be questionable. Mr. Campion stated the impervious surface was the hardest requirement to meet. He indicated they could recheck the calculations to correct any errors. Planner Stoen indicated these minor changes wouldn't have any affect as the lots would meet the requirements. Chairman Stulberg asked what height the buildings would be. Mr. Campion referred the question to Tony Eiden. Mr. Eiden indicated the elevation was approximately 27 feet to the peak of the roof. Chairman Stulberg asked if they had any proposed site views. Mr. Eiden indicated no. Director Hurlburt asked if affordable units were considered. Mr. Eiden stated the lots are expensive and it would be hard to deliver a package that would be considered affordable housing. Commissioner Reinhardt asked what, if any, are the requirements for transition from different zoning classifications. Planner Stoen indicated there aren't any specific requirements as the two uses are both residential and there would be landscaping between these two uses. Director Hurlburt indicated the City relies on the Comprehensive Plan and handles transition with vegetation in the rear yards. This is very typical of how we make that transition. Director Hurlburt added that the density is not that different, the building heights are the same and that the only difference is a common wall between the proposed units. Commissioner Reinhardt asked Approved Planning Commission Minutes October 3, 2001 Page #7 about a 3rd party review. City Engineer Quanbeck stated the City Engineering Department had researched and reviewed the proposal. He stated a private consultant did review this proposal. Commissioner Gaither asked about the impervious surface coverage and whether the 24% reflects the project as a whole and would future owners be able to add decks or additions. Planner Stoen stated it is calculated off the base lot and owners would be limited in any additions on a first come first serve basis. These restrictions would be identified in the Homeowners Association documents. Director Hurlburt asked if the plans included porches or decks. Planner Stoen indicated the developer did include additional room for decks or patios in the 24% calculation. Mr. Campion stated the square foot calculations do include a porch and a deck, which are included in the 24 % impervious surface coverage. Commissioner Berkowitz asked for an explanation of the process of affordable housing. Director Hurlburt stated when the developer approached the City, affordable housing was discussed along with possible funding. Director Hurlburt stated they can encourage the developer but cannot force them to agree to provide affordable housing. It is difficult for the developer to find the financing for the affordable housing. Mr. Fischer stated he did work with West Suburban Development to attempt to get a reasonable amount for affordable housing. Mr. Fischer stated the cost of land, park dedication fees, etc. make affordable housing difficult. Mr. Fischer stated they did attempt to look at affordable housing. Commissioner Larson asked staff to address the discretion of the City in regards to affordable housing. Director Hurlburt stated there are goals based on the need of the population. It is a difficult goal to achieve but the City is doing as much as it can to reach the goal. There is no authority to use affordable housing as the only criteria to say yes or no to a request for rezoning. Director Hurlburt stated the affordable housing goals are part of the overall project, not the only aspect. Commissioner Larson asked if the City could partner with a developer to ease some expenses such as park dedication to allow for affordable housing. Director Hurlburt stated the Comprehensive Plan addressed the fees and how they impact affordable housing. Also the prospect of changing those fees to take away barriers will be addressed. Commissioner Larson asked why they have to rezone to create another set of expensive homes. Commissioner Larson asked if the issues with tree removal would still be an issue if this were an affordable housing project. Commissioner Reinhardt stated if this were an affordable housing project it would have tree preservation issues as well as other issues too. Commissioner Neset asked what the average cost is for a 1/3 acre home site. Director Hurlburt indicated that raw land sales for residential property range from $60,0004100,000 per acre. It would be difficult to find a lot with all the services for less than $75,000. The land prices are very discouraging to the prospect of affordable housing. Approved Planning Commission Minutes October 3, 2001 Page #8 Commissioner Gaither stated rezoning is a function whether it is for this developer or for an affordable housing proposal. Regardless of the development, the rezoning needs to be addressed. Density is also an issue regardless of affordability. MOTION by Commissioner Gaither, seconded by Commissioner Neset to approve the request by MIM Enterprise for rezoning for 10 two-family units to be located on the 5.16 -acre parcel at 2220 County Road 101. Roll Call Vote. 7 ayes. MOTION approved unanimously. MOTION by Commissioner Gaither, seconded by Commissioner Neset to approve the request by MIM Enterprise for a preliminary plat for 10 two-family units to be located on the 5.16 -acre parcel at 2220 County Road 101. Commissioner Berkowitz expressed concern about the tree preservation issues that were brought up by residents. Commissioner Berkowitz suggested revising item 10 of the resolution to re- check trees that might be saved. MOTION to Amend item 10 of the resolution by Commissioner Gaither, seconded by Commissioner Neset requesting the applicant to do a thorough investigation in regards to tree preservation. Roll Call Vote. 7 Ayes. MOTION to Amend approved unanimously. Roll Call Vote on Main MOTION. 7 Ayes. MOTION approved unanimously. B PRECIOUS CORNER PRESCHOOL (2001110) Chairman Stulberg introduced the request by Precious Corner Preschool for a Conditional Use Permit Amendment to allow the expansion of a preschool located in Beautiful Savior Lutheran Church at 5005 Northwest Boulevard. Senior Planner Darling gave an overview of September 25, 2001 staff report. Chairman Stulberg introduced the petitioner Amy Niemann. Ms. Niemann concurred with the staff report. Commissioner Bobra asked how many children would be allowed. Ms. Nieman indicated they would be licensed for 80 children. Chairman Stulberg opened public hearing. As there was no one to speak on the issue, the public hearing was closed. Approved Planning Commission Minutes October 3, 2001 Page #9 MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra to approve the request by Precious Corner Preschool for a Conditional Use Permit Amendment to allow the expansion of a preschool located in Beautiful Savior Lutheran Church at 5005 Northwest Boulevard. Roll Call Vote. 7 Ayes. MOTION approved unanimously. C CITY OF PLYMOUTH (2001108) Chairman Stulberg introduced the City of Plymouth 2001-2006 Capital Improvements Program CIP) Element of the City's Comprehensive Plan. Community Development Director Hurlburt gave an overview of the September 19, 2001 staff report. Commissioner Stulberg stated the County Road 101 project is now being done and asked whether the other proposed projects for the next two years will be moving forward. City Engineer Quanbeck stated the projects set for 2002 and 2003 will likely move forward. Chairman Stulberg opened the public hearing. Chairman Stulberg introduced Marilou Tee -Bo, 990 Xene Lane North. Ms. Tee -Bo stated she concurred with the improvements for the Activity Center and encourages the City to support them. Chairman Stulberg closed the public hearing. Commissioner Reinhardt indicated the City and staff have great resources to do wonderful things in Plymouth. Chairman Stulberg asked if Fire Station IV would be necessary. Director Hurlburt stated there was a study performed last year on the needs of the city. Director Hurlburt stated that response times, the staffing of fire stations on a part time basis or longer periods of times were addressed which could possible negate the need for a new fire station. MOTION by Commissioner Reinhardt, seconded by Commissioner Bobra to move forward to a public hearing on the 2001-2006 Capital Improvement Program for the City of Plymouth and forward the Capital Improvement Program to the City Council with a recommendation of approval. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7 NEW BUSINESS A JOSEPH AND BARBARA CAVANAUGH (2001109) Approved Planning Commission Minutes October 3, 2001 Page #10 Chairman Stulberg introduced the request by Joseph and Barbara Cavanaugh for a Lot Division and Variance to create two lots on property currently addressed 11209 Sunset Trail. Senior Planner Darling gave an overview of the September 25, 2001 staff report. Commissioner Reinhardt asked if the lot size average within'/4 mile on the map attached to the report included some larger commercial lots. Senior Planner Darling stated that the averages for 200 and 500 feet included only residential property, but the 1,320 feet average did include a few non-residential properties. Chairman Stulberg introduced the petitioner Joe Cavanaugh, 3220 Niagara Lane. Mr. Cavanaugh stated his goal is to get affordable housing. Mr. Cavanaugh stated he would like to subdivide this property for two single-family homes. He stated this property is a natural for a lot division in that 90% of the property is open and not being used. There is curb cut and sewer and water are available. Mr. Cavanaugh stated they would like to renovate the existing home that is there and subdivide to build a new affordable home for their daughter. Mr. Cavanaugh indicated his property is .666 acre. The property across the street is .364 acre. They are proposing to split the property to .33 acre, which is close to the other properties in the area. Mr. Cavanaugh stated they are not trying to make money but to create an affordable home to keep their family in Plymouth. Mr. Cavanaugh stated there is plenty of frontage on both sides of the property. Chairman Stulberg introduced Gracia Cavanaugh, 3220 Niagara Lane. Ms. Cavanaugh stated she has been looking for affordable housing and has had little success. She has attended the homebuyer workshops but is discouraged that even though she has attended the workshop, it is hard to find affordable housing. Ms. Cavanaugh stated the two homes would conform to the styles of homes in the neighborhood. Mr. Cavanaugh stated his main goal is to have his family work and live in Plymouth. Chairman Stulberg introduced Scott Yokiel, 11305 Sunset Trail. Mr. Yokiel stated he feels the lot division would be detrimental to the neighborhood. Mr. Yokiel indicated he felt the lot should be left as it is. Mr. Yokiel stated a 2,000 square foot home would not fit on the proposed lot. Mr. Cavanaugh indicated again the lot is .666 acre. Chairman Stulberg indicated the lot size is not the only issue. Mr. Cavanaugh showed the aerial map of the proposed lot division indicating there is plenty of frontage and they are only utilizing a small portion of the lot. Chairman Stulberg asked how his proposal meets the 7 criteria items. Mr. Cavanaugh stated they meet all criteria Approved Planning Commission Minutes October 3, 2001 Page #11 except the minimum square footage requirements for each lot. Chairman Stulberg indicated the proposal is about a 20 percent variation. Mr. Stulberg asked if they were aware of the Ordinances at the time they purchased the property. Mr. Cavanaugh indicated he did not get information on a lot division prior to buying this property. Commissioner Reinhardt asked if all of the surrounding properties were zoned RSF-1. She also questioned if there were any other zoning classifications that would facilitate a smaller lot size. Director Hurlburt indicated the current Zoning Ordinance addressed the lot sizes in this area and that is why this neighborhood was zoned RSF-1. Director Hurlburt stated the property it too small to rezone. Senior Planner Darling showed the zoning of the proposed area indicating all are zoned RSF-1. Commissioner Berkowitz asked prior to the revised Zoning Ordinance in 1996, what the lot size requirement was. Director Hurlburt stated it was the same. Commissioner Berkowitz asked if there is a percentage allowed as there is with the 25% impervious surface coverage. Director Hurlburt stated with a lot division there is no percentage that would allow administrative approval. Chairman Stulberg indicated he did not feel the applicant had met the requirements of the seven variance standards. Commissioner Gaither concurred that the seven variance standards are not met. Commissioner Gaither stated he has concerns with the fact the condition was there prior to the purchase of the property. Commissioner Reinhardt stated the lot is not appropriate to divide because the neighboring properties are larger. Commissioner Reinhardt indicated the variance standards have not been met. Commissioner Reinhardt did not agree there is a hardship to the applicant. Mr. Cavanaugh stated he is not pursuing this to make money from this lot division. There are four other lots that are similar size in the area. Chairman Stulberg indicated those lots were platted in 1914 and this lot was the way it was when it was purchased in May. Mr. Cavanaugh reiterated his desire to create some affordable housing. Director Hurlburt questioned the value of these proposed homes. Mr. Cavanaugh stated each home would be valued at approximately $175,000. Director Hurlburt indicated that is not considered affordable housing. Mr. Cavanaugh stated he believes $175,000 is considered affordable. Director Hurlburt stated it would have to be in the area of $134,000 to be considered affordable. Commissioner Reinhardt offered this would be more affordable but it may be out of character for the neighborhood at this time. Commissioner Larson stated the discussion on affordable housing Approved Planning Commission Minutes October 3, 2001 Page #12 is not the only issue on this particular request. Commissioner Berkowitz stated it is a shame that we feel compelled to follow the variance standards, but they are not being met. Commissioner Berkowitz added possibly in the future a better means of dealing with lot divisions in this area could be explored. Chairman Stulberg stated there were earlier discussion during the development of the City's Comprehensive Plan regarding redevelopment areas and that changes to this neighborhood would be better considered looking at the big picture rather than an individual lot division. MOTION by Commissioner Gaither, seconded by Commissioner Larson to deny the Lot Division and Variance request to create two lots on property currently addressed 11209 Sunset Trail. Vote. 7 Ayes. MOTION approved unanimously. MOTION by Commissioner Bobra, seconded by Commissioner Reinhardt to adjourn. Vote. 7 Ayes. MOTION approved unanimously. The meeting adjourned at 10:35 p.m.