HomeMy WebLinkAboutPlanning Commission Minutes 02-24-1998APPROVED
CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
FEBRUARY 24, 1998
MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners John Stoebner,
Kim Koehnen, Allen Ribbe, Bob Stein (arrived at 7:40)
MEMBERS ABSENT: Commissioners Roger Berkowitz and Jeff Thompson
STAFF PRESENT: Community Development Director Anne Hurlburt, Planning
Supervisor Barb Senness, Building Official Joe Ryan,
Planners John Rask, Shawn Drill, and Kendra Lindahl, City
Engineer Dan Faulkner, Clerical Supervisor Denise Hutt
1. CALL TO ORDER:
2. PUBLIC FORUM:
3. APPROVAL OF AGENDA:
4. APPROVAL OF MINUTES:
MOTION by Commissioner Koehnen, seconded by Commissioner Ribbe approving the
Planning Commission Minutes of February 10, 1998. Vote. 4 Ayes. MOTION
approved unanimously.
5. CONSENT AGENDA:
A. LEN BUSCH ROSES (98009)
Chairman Stulberg introduced the request by Len Busch Roses for a Site Plan Amendment
to add two greenhouses totaling 35,000 square feet each located at 40405 Highway 101
North.
A member of the audience requested that the item be removed from the consent agenda.
Planner Rask gave an overview of the February 17, 1998 staff report.
Chairman Stulberg introduced a letter dated February 24, 1998, from Lanny Orning of
3935 Yellowstone Lane North.
Chairman Stulberg introduced Chopper Bitterman of 4175 Brockton Lane.
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Mr. Bitterman stated he was not opposed to the existing structures, but is concerned with
the rapid growth and how close new structures may be to his property. He asked what the
setbacks requirements would be for new structures.
Planner Rask commented that the front setback for agriculture use is 100 feet. The
current proposal is 750 feet from Brockton Lane and over 600 feet from Medina Road.
Future buildings would be several hundred feet from Medina Road, and the distance from
Brockton Lane would not change. Planner Rask stated that a condition was added to the
resolution requiring the applicant submit a landscaping plan, which shall include a
minimum of 20 evergreen trees at least six feet in height. Planner Rask said that someone
other than the applicant is requesting an IUP for fill on the property, so there may be a
chance to create some berming on the site.
Planner Rask stated that the most southerly future building would be over 200 feet from
Medina Road and include landscaping and berms, and over 750 feet to Brockton Lane.
MOTION by Commissioner Stoebner, seconded by Commissioner Ribbe recommending
approval of a Site Plan Amendment for Len Busch Roses located at 4045 Highway 101
North. Vote. 4 Ayes. MOTION approved unanimously.
6. PUBLIC HEARINGS:
A. CITY OF PLYMOUTH (97180)
Chairman Stulberg introduced the request by the City of Plymouth amending the text of
Chapter 21 of the Plymouth City Code (the Plymouth Zoning Ordinance) to amend
Section 21155 - Sign Regulations (in its entirety); Section 21005.02 - Sign Related
Definitions; Section 21180 - Public Property/Rights-of-Way; Section 21475.07 and
21475.17 Subd 6 - Signs in the City Center.
Building Official Ryan gave an overview of the February 20, 1998 staff report.
Chairman Stulberg opened and closed public hearing as there was no one present to speak
on the issue.
MOTION by Commissioner Ribbe, seconded by Commissioner Koehnen recommending
approval of an Ordinance amending the text of Chapter 21 of the Plymouth City Code
regarding the regulation of signs, and the Findings of Fact for amending Section 21155
Sign Regulations), Section 21005 (Rules and Definitions), Section 21180 (Public
Property/Rights-of-Way), and Section 21475 (CC, City Center District) of the Zoning
Ordinance text. Roll Call Vote. 4 Ayes. MOTION approved unanimously.
B. OPPIDAN, INC. (97187)
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Chairman Stulberg introduced the request by Oppidan, Inc. for a PUD (Planned Unit
Development) Amendment for a Master Sign Plan for "Plymouth Station" shopping center
located at the southeast quadrant of Highway 55 and County Road 24.
Planner Lindahl gave an overview of the February 19, 1998 staff report indicating that the
applicant requested that the item be tabled to the March 17, 1998 Planning Commission
Meeting.
Chairman Stulberg opened the public hearing. MOTION by Chairman Stulberg,
seconded by Commissioner Koehnen to table the item and continue the public hearing to
the Planning Commission Meeting of March 17, 1998. Vote. 4 Ayes. MOTION
approved unanimously.
C. LUNDGREN BROTHERS CONSTRUCTION, INC. (98003)
Chairman Stulberg introduced the request by Lundgren Brothers Construction, Inc. for a
Planned Unit Development (PUD) Amendment and Preliminary Plat for 95 acres of the
Plum Tree East PUD located north of Old Rockford Road, south of the Soo Line Railway,
east of Peony Lane, and west of Holly Lane. Under the proposal, the site would contain
164 single family lots.
Planner Drill gave an overview of the February 18, 1998 staff report.
Chairman Stulberg stated that it seems that everything remains as the original PUD that
was previously approved, except for the type of housing. Planner Drill replied
affirmatively.
Chairman Stulberg introduced Marc Anderson, the petitioner.
Mr. Anderson stated what they are proposing with the amendment is to shift density from
the northern area and spread it around the site. Mr. Anderson presented a graphic of what
the lifestyle homes would look like and stated that these homes are narrower in width then
a typical single family home.
Chairman Stulberg asked if the homeowner would own the lot. Mr. Anderson responded
that the homeowner would own the lot. The declaration of covenants provides for
easement rights and the homeowners association provides the lot maintenance. Chairman
Stulberg asked if Lundgren has built this particular type of housing anywhere else in the
Twin Cities. Mr. Anderson replied affirmatively, noting the Nottingham development in
Maple Grove.
Chairman Stulberg opened the public hearing.
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Chairman Stulberg stated that he was asked to find out if the DNR has reviewed the new
proposal.
Chairman Stulberg introduced Richard Deziel of 16100
46th Avenue North.
Mr. Deziel stated he opposes the proposal due to increased water run-off from hard
surface area. Mr. Deziel stated that holding ponds run over when they are full. He
presented an article dealing with Mooney Lake and rising waters due to the hard surface
area around it. Mr. Deziel asked where all the water will flow after heavy rains. He said
when it floods, the golf course is closed and they lose income for those days.
Mr. Deziel presented a letter dated February 22, 1998 from Hollydale Golf Course Inc.
asking the Plymouth Planning Commission to oppose any future development of Plum
Tree East until the following items have been addressed: 1) installing and maintaining a
waterway through the wetlands; 2) installing one or more culverts under Old Rockford
Road at the site of the present outlet that will provide adequate capacity to take care of
the sudden water flow out of wetlands - like a 100 year flood; 3) Holly Lane needs no
upgrading for the present traffic flow; 4) closing off the east entrance of Plum Tree
addition to Holly Lane; 5) any company using Holly Lane for construction work of any
type should be required to post a bond for road repair.
Chairman Stulberg introduced George Faue of 4425 Holly Lane.
Mr. Faue stated he was concerned with the additional water run-off and traffic from the
site. He asked who would pay for any road improvements to Holly Lane if they are
needed.
Chairman Stulberg introduced Carolyn Gerber of 17625 43rd Avenue North.
Ms. Gerber stated her concern with the traffic in the area. She asked if there would be a
stop light at County Road 9 and Dunkirk Lane. Ms. Gerber questioned where the egress
areas are on the site and how it would affect the traffic around the high school.
Chairman Stulberg introduced Paul Bridges of 4400 Holly Lane.
Mr. Bridges stated he is concerned with the traffic in the area. He asked if the entrance
lane is necessary on Holly Lane. He wanted to know who is responsible for paying for
improvements to Holly Lane.
Chairman Stulberg closed the public hearing.
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Planner Drill stated that staff received a letter from the DNR dated February 3, 1998,
indicating no concerns about the proposal.
In response to issues/questions raised, City Engineer Faulkner stated that there will be
more volume of water from the site, but the rate of run-off should not increase. The rate
of runoff leaving the site shall not exceed predevelopment conditions for the 1-, 5-, 25-,
and 100 -year storm. City Engineer Faulkner stated that the City does not have any plans
to build and maintain a waterway through the wetlands on Mr. Deziel's property at this
time. Presently, it is the property owner's responsibility. Pertaining to the articles
regarding Mooney Lake, City Engineer Faulkner commented that there is no outlet to
Mooney Lake.
City Engineer Faulkner stated that Holly Lane is scheduled for the year 1999 on the
Capital Improvement Program, and payment of repairs would follow the assessment
policy, namely those that have direct access to Holly Lane would be assessed. He said
that traffic is spread out more evenly with several accesses to a site. The City would
require the developer to post bond in case there is any construction damage to Holly Lane.
City Engineer Faulkner stated that staff is aware of the significant traffic during the rush
hours, and as time goes on, Schmidt Lake Road will eventually connect and it should
alleviate some of the traffic problems near the high school. He indicated that Peony Lane
will become four lanes this summer which should also help the traffic situation. While he
agreed that a traffic signal at Dunkirk Lane and Old Rockford Road may help, it would
not meet the warrants required for at least a few years.
Planning Supervisor Senness pointed out the entrances to the proposed development.
Commissioner Koehnen asked if staff is aware of any instances where the golf course
flooded prior to development going into the area. City Engineer Faulkner replied that
there is enough water on the southern portion of the golf course to sustain a wetland, but
he is not aware of any flooding.
Chairman Stulberg introduced Ken Adolf of Schoell & Madson, Inc., representing the
petitioner.
Mr. Adolf explained that the west portion of the site drains north into Elm Creek; the
south portion drains to the southeast to the culvert under Old Rockford Road; and, the
east portion contains storm water basins that will serve as basins for water run-off. The
run-off rate will be controlled to a rate that is less after development than what it is
currently. The run-off will be held in basins and discharged at a controlled rate. Director
Hurlburt asked how much of the site will drain toward the golf course area. Mr. Adolf
replied about 40 percent of the site. City Engineer Faulkner commented that staff has
looked at the plans and finds no problems with it.
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Chairman Stulberg asked what would happen if the entrance to Holly Lane is closed off.
City Engineer Faulkner responded that it would increase the traffic out to Old Rockford
Road. The more access points you have, the less traffic you have going by any one
person's house. Director Hurlburt noted that this issue was discussed very carefully when
the original plan came through. She said that at some point, Holly Lane will go through,
and will serve as an access to Schmidt Lake Road. She commented that staff remains firm
in their recommendations.
Commissioner Koehnen asked about the installation of one or more culverts under Old
Rockford Road. City Engineer Faulkner explained that there is already one culvert, but
Mr. Deziel would like another one put in. He stated that the City needs to take another
look at it to see if the overall system would be improved or harmed by an additional
culvert. He said that there is not any problem with the flowing of water in the existing
culvert. Commissioner Koehnen asked if the decision should be delayed until staff has
time to investigate the issue further. City Engineer Faulkner replied negatively, as the
applicant has stated that the water run-off rate will be better after development.
Commissioner Ribbe asked how you calculate how much holding capacity is necessary,
and how much of a rainfall the basin will hold. Mr. Adolf stated the ponds are designed to
contain storage for a 100 -year storm, and explained how the ponds would work on the
site. Commissioner Ribbe asked what constitutes a 100 -year storm. Mr. Adolf replied
that a 100 -year storm is about a six-inch rainfall.
Commissioner Koehnen questioned if the golf course flooding has anything to do with the
proposed development. City Engineer Faulkner responded negatively. Chairman Stulberg
stated that the rate of run-off leaving the site shall not exceed predevelopment conditions.
MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
approval of a Planned Unit Development (PUD) General Plan Amendment for Lundgren
Brothers Construction, Inc. for property located north of Old Rockford Road, south of the
Soo Line Railway, east of Peony Lane and west of Holly Lane. Roll Call Vote. 4 Ayes.
MOTION approved unanimously. Commissioner Stein abstained due to missing part of
the presentation.
MOTION by Commissioner Koehnen, seconded by Commissioner Ribbe recommending
approval of an Ordinance Amending Chapter 21 of the City Code to amend PUD 95-5 and
the Findings of Fact for amending the Zoning Ordinance text for property located north of
Old Rockford Road, south of the Soo Line Railway, east of Peony Lane, and west of
Holly Lane. Roll Call Vote. 4 Ayes. MOTION approved unanimously. Commissioner
Stein abstained due to missing part of the presentation.
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February 24, 1998
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MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner recommending
approval of a Preliminary Plat for Lundgren Brothers Construction, Inc. for property
located north of Old Rockford Road, south of the Soo Line Railway, east of Peony Lane,
and west of Holly Lane. Roll Call Vote. 4 Ayes. MOTION approved unanimously.
Commissioner Stein abstained due to missing part of the presentation.
D. CALIBER DEVELOPMENT CORPORATION (98005)
Chairman Stulberg introduced the request by Caliber Development Corporation for a
Conditional Use Permit to increase the office use from 49 percent to 80 percent for
Annapolis Business Centre located at 13705 26th Avenue North.
Planner Drill gave an overview of the February 19, 1998 staff report.
Chairman Stulberg introduced John Lavander, the petitioner. Mr. Lavander stated he
would be available for questions if needed.
Chairman Stulberg opened the public hearing and closed the public hearing as there was
no one present to speak.
MOTION by Commissioner Stoebner, seconded by Commissioner Koehnen
recommending approval of a Conditional Use Permit for Caliber Development
Corporation for property located at 13705 26th Avenue North. Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
Chairman Stulberg called a recess at 8:24 p.m. and reconvened at 8:38 p.m.
E. SYMMES MAINI MCKEE ASSOCIATES (98006)
Chairman Stulberg introduced the request by Symmes Maini McKee Associates for a Site
Plan Amendment and Conditional Use Permit for an office addition, installation of two
cooling towers and the relocation of an underground fuel tank to an above ground
location at Honeywell SSEC - 12001 State Highway 55.
Planner Lindahl gave an overview of the February 20, 1998 staff report.
Commissioner Stoebner asked if the previously approved nitrogen tank had been built yet,
and where it fits into this proposal. Planner Lindahl pointed out on the site plan where the
nitrogen tank would go, as it is not yet built. Commissioner Stoebner questioned if the
resolution was changed to include the condition suggested by the Planning Commission,
that it not exceed the state decibel level standards. Planner Lindahl replied affirmatively.
Commissioner Stoebner asked if the color of paint is an issue for this proposal. Planner
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Lindahl replied negatively, stating that the proposal is for a metal tower that will match
what is there now.
Chairman Stulberg introduced Tom Kukulski, the petitioner. Mr. Kukulski stated he
concurs with the staff report and would be available for questions.
Commissioner Ribbe asked if the usage of the proposed towers is equal to the current
activity. Mr. Kukulski replied that the operation of the new cooling towers is time
dependent. The new towers would allow removal of old towers. Commissioner Ribbe
questioned how the dates and times were selected for the decibel test. Mr. Kukulski
stated the one test was done with Honeywell on a "shut down," where just the coolers
were running.
Chairman Stulberg opened the public hearing.
Chairman Stulberg introduced Diane Bornhorst of 11714 Sunset Trail.
Ms. Bornhorst stated that according to the Environmental Protection Agency, the four
cooling towers would exceed the standards pertaining to noise decibels. She stated that
she was told by a Honeywell that they would get back to her about the cooling towers and
the noise issue, and she has not heard from anyone yet. Ms. Bornhorst stated that she was
frustrated there doesn't seem to be a historical record of everything that has taken place
on the site, and Honeywell seems to divide issues and requests. She stated that she was
told by Honeywell that they would remove one of the old towers when they got approval
of one of the new ones, and they haven't. She asked if the proposal would increase the
percentage of manufacturing, and if so, by how much. Ms. Bornhorst commented that the
towers produce a water vapor that creates a cloudy overcast all the time. She did not
think that the proposed evergreen trees would cut out the sound that significantly. Ms.
Bornhorst asked if there are any other future plans for the site.
Chairman Stulberg introduced Al Hohbein of 1020 Ives Lane.
Mr. Hohbein commented that the residents have been questioning changes to the site for
the last 30 years. He said because of the changes to the site, the surrounding property
values have not increased adequately. Mr. Hohbein stated that the new towers will be
higher than the buffer zones, which will mean more noise. He commented that if this
proposal is approved, the City or Honeywell should buy out the neighborhood.
Chairman Stulberg Eric Pearson of 1015 Kirkwood Lane.
Mr. Pearson stated that according to his calculations, with this proposal, they would be
coming close to exceeding the allowable 40 percent for manufacturing. Mr. Pearson
disputed the noise readings. He said according to the Minnesota Pollution Control
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Agency, they should be using a fast response setting for the readings. Mr. Pearson said
that the meter he purchased from Radio Shack indicates a dBA reading of 62 to 64 using a
fast response method at 7:00 a.m. He stated that according to his readings, they would
exceed the 50 dBA in the nighttime hours. Mr. Pearson asked if Point #3 on the map is
Ives Lane or Kirkwood Lane. Chairman Stulberg closed the public hearing.
Chairman Stulberg introduced Steven Kvernstoen, of Kvernstoen & Kehl who performed
the noise monitoring for Honeywell.
Mr. Kvernstoen explained that the dates were randomly selected by him without
Honeywell's knowledge with the exception of the December 23rd date. The December
23rd
date was used, as the facility would be shut down. He said they were trying to get
readings for the Honeywell facility only --without all the surrounding noises from Highway
55 and garbage trucks. Mr. Kvernstoen stated that at the #1 and #2 site, you couldn't
really hear when the equipment went off, but there was some indication that there was less
noise when the towers were off. Mr. Kvernstoen stated that a slow response is better to
use than a fast response. A fast response would most likely result in a lower dBA level.
Mr. Kvernsten said that site #3 is Ives Lane, not Krikwood Lane. He did do earlier testing
on Kirkwood Lane, and the reading was the lowest for the area, at 42 to 43 dBAs.
Planner Lindahl stated that the lab and office use are permitted uses, and manufacturing is
a conditional use. She said the clean room would be a manufacturing use. Under the
proposal, there will be additional office space, and the manufacturing would increase from
12 percent to approximately 13 percent. The primary use is still overwhelmingly office
uses.
Mr. Kukulski stated that one rooftop cooling tower would be removed for the building
addition, and there are no plans to relocate the unit. The new ground mounted units have
better acoustical performance and would not be as noisy as the existing towers. The
proposal is for two, two -cell cooling units. The facility currently operates 24 hours a day,
seven days a week. The height of the towers is needed because of the grade difference.
All towers need to be at the same elevation otherwise they flow into one another. The
penthouse is a completely enclosed third floor onto the building and the units would not be
visible.
Chairman Stulberg introduced Frank Fachman, representing Honeywell. Mr. Fachman
stated that as new towers come in and are operational, old rooftop towers can be
removed. He said that new towers are designed to be quieter. Mr. Fachman stated that
the only thing that he foresees in the next couple of years for the site would be to add a
mechanical building to house mechanical equipment in one central spot. Mr. Fachman said
that they weren't aware of the need for the proposed expansion until recently. Chairman
Stulberg suggested that someone from Honeywell contact Ms. Bornhorst.
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Planner Lindahl said that based on the information that was received from the experts
regarding the noise readings and the removal of some of the older units, she didn't think
the noise would exceed the 50 dBA level. She commented that the applicant would have
to comply with the state noise standards, and the City has procedures to get them into
compliance if they exceed the level. Director Hurlburt stated that before a Conditional
Use Permit is revoked, staff would give them time to come into compliance.
Planner Lindahl stated that it is difficult to identify what noise is actually emitted from the
Honeywell site and what is other off-site noise. Chairman Stulberg said that state
standards cite that the readings contain only the noise generated from the facility.
Director Hurlburt noted that the resolution does not include that the cooling towers must
be in compliance with the state noise standards.
Commissioner Stein questioned if the potential sound from the proposed cooling towers
was added into the noise from the approved nitrogen tank and the noise at start up of the
towers. Mr. Kvernstoen explained that the nitrogen tank wouldn't have an impact on the
noise, and the additional noise from the proposed cooling towers would add and additional
one to three decibels. Mr. Kvernstoen stated that it would take nine more cooling towers
to push the 50 dBA level.
Commissioner Stein asked if Honeywell considered screening the towers with a noise wall.
Mr. Kvernstoen replied that Honeywell looked at it, but it seemed moot as they are not
contributing to the noise anyway. Mr. Kvernstoen stated when the units were turned off
and on, you really couldn't tell a difference. Commissioner Stein asked about the start-up
noise. Planning Supervisor Senness said the state does not regulate that kind of noise;
therefore, there are no standards for that.
MOTION by Commissioner Stoebner, seconded by Commissioner Koehnen
recommending approval of a Site Plan Amendment and Conditional Use Permit for
Honeywell Solid State Electronic Center (SSEC) located at 12001 State Highway 55 with
the addition of a new Condition #7 stating that the operation of the two cooling towers
must comply with all MPCA noise standards. Roll Call Vote. 3 Ayes. MOTION
approved on a 3-2 Vote. (Commissioners Ribbe and Stein voted Nay.)
F. BAKER PARTNERS (98014)
Chairman Stulberg introduced the request by Baker Partners for a Planned Unit
Development (PUD) Amendment for a Master Sign Plan for "The Plymouth Collection"
shopping center located at the northwest corner of I-494 and Rockford Road.
Planner Drill gave an overview of the February 18, 1998 staff report.
Chairman Stulberg introduced Bill Baker, the petitioner.
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Mr. Baker questioned if the maximum letter heights for wall signage was correct in the
staff report. Director Hurlburt replied affirmatively, and noted that the resolution refers to
the exhibit. Mr. Baker stated he concurred with the staff report.
Chairman Stulberg opened and closed the public hearing as there was no one present to
speak on the issue.
MOTION by Commissioner Ribbe, seconded by Commissioner Stein recommending
approval of a Planned Unit Development (PUD) General Plan Amendment for Baker
Partners, Inc. for a Master Sign Plan for The Plymouth Collection located in the northwest
quadrant of I-494 and Rockford Road. Roll Call Vote. 5 Ayes. MOTION approved
unanimously.
MOTION by Commissioner Ribbe, seconded by Commissioner Stein recommending
approval of an Ordinance amending Chapter 21 of the City Code to amend Section
21655.12 and the Findings of Fact for amending the Zoning Ordinance Text for property
located in the northwest quadrant of I-494 and Rockford Road. Roll Call Vote. 5 Ayes.
MOTION approved unanimously.
7. NEW BUSINESS:
A. CITY OF PLYMOUTH (98025)
Receive inventory portion of the Plymouth Comprehensive Plan.
Chairman Stulberg introduced David Licht of Northwest Associated Consultants.
Mr. Licht stated that the Planning Tactics report received by the Commission in
December, 1997 was a subjective document. In contrast, the inventory report is an
objective statement - facts and trends that exist. He stated that they will now be working
on combining the subjective and objective for the "issues statements", and then they will
be moving into the guide plan.
Mr. Licht said that the inventory document covers three areas: social, physical and
economical profiles of the city. The format of the inventory is the format that the plan will
follow. He stated that it will be critical to define what the community wants to happen in
the northwest Plymouth area. The last section of the inventory deals with northwest
Plymouth exclusively.
Director Hurlburt commented that it is extremely important for Commissioners to attend
the meeting on March
10th.
The Planning Commission will hold its regular meeting and
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then break into a study session with the City Council to discuss the inventory portion of
the plan.
8. OTHER BUSINESS:
Chairman Stulberg gave an overview of the Ward 1 Meeting.
Commissioner Ribbe asked about the possibilities of future parking for the Ice Arena/Life
Time Fitness Center. Director Hurlburt stated that changes for additional parking are
underway. She said that staff will also be looking at a streetscape study for the City
Center area.
Commissioner Stein stated that he attended a neighborhood meeting regarding the
proposed changes to the bible college.
Chairman Stulberg stated he would have to leave the March
IOth
meeting by 9:30 p.m.
MOTION by Commissioner Ribbe seconded by Commissioner Stein to adjourn. Vote. 5
Ayes. MOTION approved unanimously. The meeting adjourned at 10:20 p.m.