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HomeMy WebLinkAboutPlanning Commission Minutes 04-09-1996CITY OF PLYMOUTH PLANNING COMMISSION MINUTES APRIL 9, 1996 MEMBERS PRESENT: Chairman Mike Stulberg, Commissioners Allen Ribbe, John Stoebner, Roger Berkowitz, Jeff Thompson, and Tim Bildsoe MEMBERS ABSENT: Commissioner Saundra Spigner STAFF PRESENT: Director Anne Hurlburt, Planning Supervisor Barbara Senness, Senior Planner John Keho, City Engineer Dan Faulkner, and Clerical Supervisor Denise Hutt 1. Call to Order: 2. Public Forum: 3. Approval of Agenda: 4. Approval of Minutes: The meeting was called to order at 7:00 p.m. None. MOTION by Commissioner Berkowitz, seconded by Commissioner Bildsoe to approve the March 26, 1996 Planning Commission Minutes. Vote. 4 Ayes. MOTION carried. (Chairman Stulberg and Commissioner Ribbe abstained). 5. CONSENT AGENDA A. RYAN CONSTRUCTION CO. (96036) MOTION by Commissioner Ribbe, seconded by Commissioner Thompson to recommend approval of the Site Plan for Ryan Construction Co. for property located at 4700 Nathan Lane. Vote. 6 Ayes. MOTION carried unanimously. 6. PUBLIC HEARINGS A. GEARTY-DELMORE FUNERAL CHAPEL (95136) Chairman Stulberg introduced the request by Gearty-Delmore Funeral Chapel for a Site Plan and Variance to allow construction of a new funeral home to be located at the northeast corner of Vicksburg Lane and 37th Avenue North. Senior Planner Keho gave an overview of the April 5, 1996 staff report. Planning Commission Minutes April 9, 1996 Page #75 Commissioner Bildsoe asked for an explanation of the height and location of the proposed hedge shown on the Landscape Plan. Senior Planner Keho explained that one of the goals of the Downtown Plan is to provide "edges" and to have small front yard setbacks. The applicant's proposed hedge will run along Vicksburg Lane and round the corner of 37th Avenue to help mitigate the increased front yard setback proposed by the applicant. The City Forester provided the applicant will a list of plant materials that would be acceptable to the City and left it up to the applicant to chose from the list. Commissioner Berkowitz asked if the City had received any proposal for development of the parcel to the north. Senior Planner Keho replied that the City has not received any application for the parcel. Chairman Stulberg introduced Dan Gallagher of 3609 Gettysburg, representing the petitioner. Mr. Gallagher presented the proposed Landscape Plan depicting the hedge on the west side of the property along Vicksburg Lane and along the south side of 37th Avenue. He stated they will plant Green Mountain Sugar Maples that would be consistent with the Sugar Hills development and use existing Ash trees that will be relocated. Mr. Gallagher explained the exiting and circulation pattern of the site. Ultimately, if all three service rooms are in use, each family would have their own exit area and hearse bay located on the west, south and east sides of the building. Mr. Gallagher stated that the owner is agreeable to staff's recommendation in the resolution requiring that the access onto Vicksburg Lane be closed. Mr. Gallagher noted that the building would contain a brick base of neutral color, precast on the top of the building and arches over windows and sills. There would be a translucent skylight that would run the length of the building. The building would also have three canopies for protection from the weather. Mr. Gallagher explained that the drainage will collect internally on the west side of the funeral home and run to north side and piped into the NURP pond on the Kindercare site. There is an easement provided along the cul-de-sac that ties to 38th Avenue which will allow the owner of the property to the east to also connect to the NURP pond. Chairman Stulberg opened and closed the public hearing as there was no one present on the issue. MOTION by Commissioner Ribbe, seconded by Commissioner Stoebner to recommend approval of the Site Plan and Variances for Gearty-Delmore Funeral Chapels, Inc. located at the northwest corner of Vicksburg Lane North and 37th Avenue North. Planning Commission Minutes April 9, 1996 Page #76 Roll Call Vote. 6 Ayes. MOTION carried unanimously. B. ELIM CARE, INC. (96019) Chairman Stulberg introduced the request by Elim Care, Inc. for a Land Use Guide Plan Amendment from IP (Planned Industrial) to LA -2 (Low -Medium Density Residential) and Rezoning from FRD (Future Restricted Development) to R-2 (Low Density Multiple Residence District) and a Planned Unit Development Concept Plan for 300 to 350 senior independent living units located on the northeast corner of County Road 101 and Medina Road. Senior Planner Keho gave an overview of the April 5, 1996 staff report. Commissioner Stoebner asked how many acres would be reguided as LA -2 under the compromise plan suggested in the staff report. Senior Planner Keho replied that approximately 35 to 40 acres would be reguided to LA -2. Commissioner Thompson asked if it would be feasible to draw the line on the other side of the wetlands to protect the wetlands. Senior Planner Keho explained that the proposal if for a concept plan, and staff just drew a line down the middle of the wetland area to separate LA -2 and IP guiding. Director Hurlburt commented that the Planning Commission can only take action on the proposal submitted, and suggest what to look at for alternatives should that plan not be approved. Senior Planner Keho explained the Rezoning and Planned Unit Development Concept Plan noting that they are proposing to build some single family homes. Commissioner Ribbe asked if, based on staffs' study, the proposal could be developed, or if it should be left as industrial. Senior Planner Keho replied that industrial land should be protected, as an industrial development is already under construction to the east. He added that there may be some alternatives for a compromise, but staff would not recommend to reguide the entire site. Chairman Stulberg introduced Dan Fair, representing the petitioner. Mr. Fair stated that this housing opportunity is like none other in the state. Mr. Fair acknowledged that when the Comprehensive Plan is developed, you have to consider all areas. Mr. Fair stated that it appears that the residential areas will be growing faster than industrial areas. Mr. Fair stated that this proposal could meet life -cycle housing element of the Comprehensive Plan. Planning Commission Minutes April 9, 1996 Page #77 Mr. Fair presented an outline stating that Elim Care is a non-profit corporation sponsored by the EFCA serving seniors since 1927 in seven communities. Elim Care is dedicated to providing health and housing services. They currently care for 750 residents with 800 employees. Elim Care has a reputation of excellence in each of the seven communities in which they provide services. Mr. Fair gave an overview of the history of the site stating that Elim has owned a portion of the property for 25 years with hopes of acquiring the remainder to provide this concept plan. Elim purchased the additional property needed in 1995. Mr. Fair stated that Elim Care is interested in teaming up with the community for changes in health care with an aging population and with reduced funding from medicare and medicaid, placing an emphasis on home and community based care. Elim Care places a de -emphasis on institutionalization. Mr. Fair explained that the Cornerstone Community is a master -planned adult community with a variety of housing options and provides home -ownership without the maintenance and up -keep and provides a continuum of care. Mr. Fair stated that the possible benefits to Plymouth would be that the proposal meets the stated goals of City's Comprehensive Plan with regards to life- cycle housing for transitional needs of residents. The proposal earns ten bonus points under the City's PUD regulations; is considered affordable housing according to the Metropolitan Council; would provide a valuable tax base for the City; would have a homeowner population that won't stress City services and schools; create approximately 40 full time positions; restores environmental and natural resources; and, the site is better suited for residential rather than industrial development. Mr. Fair responded to concerns raised by staff. In response to the development negatively impacting the adjacent existing industrial development, Mr. Fair stated that Elim's reputation as a good neighbor would be carried forth in the community of Plymouth as well. In response to the proposed LA -2 guiding not meeting the locational criteria, Mr. Fair stated that on page four of the staff report, it says that Cornerstone Community does meet locational criteria. In response to the LA -2 guiding having a negative impact on School District #284, Mr. Fair stated that the Cornerstone Community would consist of residents 55 years and older that would pay school taxes but would not be sending any children to school. Elim Care fully intends to develop the concept as planned and not sell to a singe home developer. In response to LA -2 guiding having a negative impact on the potential for industrial campus development, Mr. Fair stated that the Cornerstone concept meeting another equally or perhaps more significant goal as stated in the City's Comprehensive Plan by providing a Planned Unit Development that would meet a wide range of needs. This trend reflects the desire for choice, provides housing for all economic levels and preserves natural resources. The Planned Unit Development concept provides life -cycle living. Mr. Fair added that along with the development of the Cornerstone Retirement community comes restored wetlands. One of the major amenities of our community is the beauty of restored wetlands and enhanced wildlife habitat, the likes which you will probably not see with an industrial development. Planning Commission Minutes April 9, 1996 Page #78 Commissioner Ribbe asked if this proposal were to become a reality, is the purchase or renting opportunity available to anyone, or do they have to be affiliated with a certain church. Mr. Fair replied that the only requirement is that they are age 55 and up. They do not need to be affiliated with a church. Commissioner Ribbe questioned if long term care would be provided. Mr. Fair responded that this community would serve seniors up to the residents needing to move into nursing home facilities. Chairman Stulberg stated that Elim Care commented that they currently employ 800 people to care for 750 residents, which is over a one-to-one ratio. He questioned why this facility would have approximately 40 employees for 300 residents. Mr. Faire replied that there would be 240 residents in townhomes that would not need care, only the assisted living portion of the facility would require care. Chairman Stulberg introduced Ron Peterson of Peterson Environmental Consulting, representing the petitioner. Mr. Peterson stated that a large percentage of the site is wetlands, including City Wetlands 15- 17S and 7-18S. The distribution of wetlands produces an impediment to site. The status of delineation is yet to be finalized. There were four to five problem areas and all have been resolved, but two. Should there be any changes in delineation, the wetlands would get smaller and the impact would go down, rather than up. The site still has a high level of degradation. The majority of the wetlands on east side of the site is being heavily grazed. The center part of the site is in relatively good shape, while the wetlands on the western portion of the site is largely cultivated. The erosion and sedimentation on the site is severe. Historically, what have been wetland areas have been filled by sediment. The spring on the northwest corner of the site is caused from broken drain tile. There have been City alterations to the site because of ditch/stormwater discharges and sanitary sewer main. Mr. Peterson presented photos depicting a seep area on the northeast corner of the site, an isolated farmed depression on the south end of the site, an excavated ditch for stormwater, a seep located on the southeast corner of the site, a protected wetland 601W, west edge of protected wetland 601W, and the main body of wetland. Mr. Peterson stated that the applicant feels alternative buffers are adequate because of the configuration of the site and the quality of affected wetlands. The wetland located on the east side of the site is a high quality wetland. Mr. Peterson stated that there is a potential reclassification of Wetland. There are also considerable wetland restoration benefits that would enhance the aesthetic value, reestablish the native plant communities, and remove old fill and sediment. Elim Care wants to do some excavation to add open water components and add a trail system around the wetlands. Planning Commission Minutes April 9, 1996 Page #79 Chairman Stulberg introduced Tom VanHousen, architect, representing the petitioner. Mr. VanHousen stated that the proposal contains some single family dwellings that would be one and one and one-half stories, while the apartment complex would be up to three stories. There is a proposed soft trail system around the wetlands that will provide recreation stopping points. The roads would follow the contours as much as possible. Mr. VanHousen stated that they have not discussed any compromise plan with City staff, but would have some disagreement. They need to retain at least 250 units to make this plan work. Chairman Stulberg opened the public hearing. Chairman Stulberg read a letter dated April 3, 1996, from R.A. Litman stating his support for the proposal to change the zoning from Industrial to Residential use as requested. He stated that the change would allow better use of the land and would have less impact on the surrounding neighborhoods. Chairman Stulberg introduced Scot Alexander of 17815 32nd Place North. Mr. Alexander stated his support for the proposal as Plymouth already has an adequate amount of industrial business in the City. He stated there is a need for the community to provide for the elderly. Mr. Alexander stated the proposal would fit in better with the Heather Run development and other single family residential rather than industrial. Chairman Stulberg introduced Jim Alviani of 3160 Olive Lane North. Mr. Alviani congratulated Elim Care on an aggressive approach to senior living. He stated that there would be numerous benefits to the City, as it would provides jobs and a good tax base. He stated that senior citizens tend to spend their money where they live and do not stress City services. Mr. Alviani stated that residential land is in short supply compared to industrial land. Mr. Alviani stated that this would be a good recreational use of the wetlands. Mr. Alviani did not think a senior campus would adversely affect the industrial land to the east, rather industrial would adversely affect the single family residential area to the south. Mr. Alviani stated that the depreciation of home values will decrease the tax base if industrial goes in. Mr. Alviani was opposed to any idea of splitting the land for a compromise, as it would ruin the integrity of the entire project. Chairman Stulberg introduced Rick Frame of 17565 32nd Avenue North. Mr. Frame stated that he concurs with the statements made by Mr. Alviani. He added that Elim Care held an information session last February to receive reaction from the surrounding area to the proposal. Mr. Frame stated that the City needs to look ahead at the aging process and support the life style issues. Chairman Stulberg introduced Greg Katchmark of 3475 Holly Lane. Planning Commission Minutes April 9, 1996 Page #80 Mr. Katchmark commented that he likes the Concept Plan which is an improvement over the existing industrial buildings. He stated that the proposal can improve the wetlands and will bring up overall property values. Mr. Katchmark stated that the City has enough land zoned for industrial use. Chairman Stulberg introduced Kevin Leuer of 4335 Weston Lane. Mr. Leuer stated that he was representing Leuer Farms and Leon and Mary Leuer. Mr. Leuer stated that the land was guided as industrial land and potential new homeowners were aware of that before they purchased their property. Mr. Leuer stated that there are significant impacts of putting residential next to industrial. The building setbacks for the buffers would have to be absorbed on the industrial side. There are additional screening requirements for both parking and rooftop equipment when the industrial property is adjacent to residential property. If reguided, there would no longer be existing natural buffers, and that imposes hardships to their property and new adjacent industrial coming in. Mr. Leuer stated that there is no guarantee that this project will be built if the reguiding is approved. Mr. Leuer stated that the extension of Holly Lane through the Leuer property west to Lawndale Lane would not be practical if the Elim Care property is requided to residential. The only practical extension of Holly Lane is north through the east end of the Leuer property then west through Elim Care property. Reguiding the east end of the Elim Care property to residential would mean that Holly Lane will become a dead end or Holly Lane will be extended through the reguided residential property allowing heavy truck and busy industrial traffic to be routed through the areas where children are more likely to be. Mr. Leuer stated that the City does not have a lot of industrial land left. He stated that the concept proposal is popular, but it should be built on a different site. Mr. Leuer stated that a compromise is acceptable, as Leuer Farms have tried to be good neighbors and they understand that things change with time. Chairman Stulberg introduced Brad Moen of 3500 Holly Lane North. Mr. Moen stated that the proposal does not mix with industrial uses. He stated that the City does not have a lot of industrial land left. Mr. Moen stated that an alternative traffic route was promised with their approved project, and if this proposal was approved, the alternative route could not happen. Mr. Moen stated that assessments have already been paid on Medina Road. Mr. Moen thought there would be more traffic with this development than with an industrial use. Chairman Stulberg introduced John Robinson of 3420 Lawndale Lane North. Mr. Robinson stated that he lives in Heather Run and that the proposal is a unique opportunity for Plymouth. He stated that any industrial use proposed would always be a battle to get approved. Mr. Robinson stated that a compromise would not work for the area. Planning Commission Minutes April 9, 1996 Page #81 Chairman Stulberg introduced Keith Rose of 3120 Olive Lane. Mr. Rose stated that there is an enormous need for this use Plymouth. He commented that industrial land is available in Plymouth. Plymouth needs to think about senior living and caring for seniors. Seniors tend to spend their money where they reside. Mr. Rose asked how old Senior Planner Keho is and if he has thought about retirement. Mr. Rose commented that the idea of a compromise would not work as it would be too small to make it viable. Chairman Stulberg introduced LaReau Thorwall of 15605-D 26th Avenue. Mr. Thorwall stated that he is a resident of the Timberton development and an employee of Elim Care. Mr. Thorwall stated that the City should take a leadership role in providing a much needed opportunity for quality homes for seniors. Mr. Thorwall commented that Elim Care could not propose this 15 years ago because the amenities were not in place Chairman Stulberg introduced Sheridan Narveson of 17780 32nd Place North. Mr. Narveson stated that everyone that has spoke has a vested interest except for Elim Care, as it is a non-profit entity. Mr. Narveson stated that Greenwood Elementary school is too close to the industrial to absorb the traffic. The industrial/residential is a perfect mix the way it is now. The proposal by Elim Care would not tax the City on Police and Fire services and road structure improvements. Mr. Narveson added that seniors will contribute on tax retail base. Chairman Stulberg introduced Bill Jarvey of 3390 Olive Lane North. Mr. Jarvey stated that he supports the project and that a lot of vision went into the idea and concept of the plan. Mr. Jarvey indicated that the proposal would be the most appropriate use of the land. Chairman Stulberg closed the public hearing. Chairman Stulberg explained that the Planning Commission is governed by the Zoning Ordinance which is designed by citizens and staff of the City of Plymouth. He stated that the Commission does have vision when dealing with ordinance revisions. Senior Planner Keho stated that under the City Zoning Ordinance, Elim's proposal would be classified as a residential use rather than an industrial use. Chairman Stulberg noted that regarding staff's comment on an alternative plan was not a recommendation. The Planning Commission only considers the proposed plan from the applicant and not staff's comments regarding possible alternatives. Planning Commission Minutes April 9, 1996 Page #82 Senior Planner Keho stated that Elim Care's property was classified residential prior to 1989, then reguided to industrial due to a City-wide land reclassification. Senior Planner Keho stated that Northwest Plymouth does not have the characteristics for industrial uses; therefore, industrial land is needed. Director Hurlburt asked if there was any data on the traffic impact of residential use versus industrial use. Senior Planner Keho responded that a traffic study was not required because the Land Use Guide Plan change requested would not indicate a significant increase in traffic which would warrant a study. Mr. VanHousen stated that there would not be a significant change if it was requided to residential because seniors don't normally travel during peak traffic hours. Director Hurlburt stated there is a concern for industrial traffic going through the residential area and having a second exit on Holly Lane, or a 900 foot cul-de-sac. Mr. Van Housen stated that traffic should go out on Medina Road and not through the residential area. Commissioner Ribbe commented that he was very impressed with the presentation on the proposal and that this would be great for the City of Plymouth. He stated that it seems the main issue would be whether light industrial or residential would be the best use of the site. MOTION by Commissioner Ribbe, seconded by Commissioner Thompson to recommend approval of the Land Use Guide Plan Amendment for Elim Care, Inc. Commissioner Thompson stated that it is a rare case where you can allow a land owner to use their property as they wish, and the bulk of the community supporting it. They are a non-profit entity that would be improving the wetlands and providing a needed service. He could see no reason to oppose the project. Chairman Stulberg stated he would vote against the project, not because of Elim Care, but because it is proposed on the wrong site. He stated that the site is zoned industrial and should be used as such. Commissioner Berkowitz stated that he was moved by both sides of the discussion and agreed that it is important to provide life cycle housing. He stated that a denial motion would initiate a compromise for surrounding industrial owners and the Leuer Farms. Roll Call Vote. 2 Ayes. MOTION failed on a 2-4 Vote. (Commissioners Stoebner, Berkowitz, Bildsoe and Chairman Stulberg voted nay.) Planning Commission Minutes April 9, 1996 Page #83 MOTION by Chairman Stulberg, seconded by Commissioner Stoebner to recommend denial of the Land Use Guide Plan Amendment for Elim Care, Inc. and renumbering the conditions of the resolution (change #1 to #3, #2 stays #2, #3 to #4, #4 to #5 and #5 to #1) Roll Call Vote. 4 Ayes. MOTION carried on a 4-2 Vote. (Commissioners Ribbe and Thompson voted nay.) MOTION by Chairman Stulberg, seconded by Commissioner Stoebner to recommend denial of the Residential Planned Unit Development Concept Plan and Rezoning for Elim Care, Inc. Roll Call Vote. 5 Ayes. MOTION carried. (Commissioner Thompson abstained.) Chairman Stulberg called a recess at 9:45 p.m. and reconvened the meeting at 10:00 p.m. MOTION by Chairman Stulberg, seconded by Commissioner Bildsoe to move Item #6C to be heard after Item #617 as the petitioner was not present. Vote. 6 Ayes. MOTION carried unanimously. D. ROGER'S BODY SHOP (96027) Chairman Stulberg introduced the request by Roger's Body Shop for a Site Plan, Conditional Use Permit, and Variance to allow construction of an auto body repair shop southeast of the intersection of Empire Lane and Harbor Lane. Planning Supervisor Senness gave an overview of the April 2, 1996 staff report. Chairman Stulberg introduced Mark Senn, the petitioner. Mr. Senn stated that he concurs 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 Bildsoe, seconded by Commissioner Thompson recommending approval of the Site Plan, Conditional Use Permit, and Variance for Roger's Body Shop for property located southeast of the intersection of Empire Lane and Harbor Lane. Roll Call Vote. 6 Ayes. MOTION carried unanimously. E. RYAN CONSTRUCTION CO. (96028) Planning Commission Minutes April 9, 1996 Page #84 Chairman Stulberg introduced the request by Ryan Construction Co. for a Site Plan and Conditional Use Permit to allow construction of a 24,304 square foot office building south of First Avenue and west of Xenium Lane. Planning Supervisor Senness gave an overview of the April 3, 1996 staff report. Chairman Stulberg introduced John Griffith, the petitioner. Mr. Griffith stated that he concurs with staff report. Commissioner Ribbe wanted to know more about Novus Marketing. Mr. Griffith replied that Novus Marketing acts as a "middle man" in buying slots of advertising space and resells to other smaller entities. He added that Novus Marketing would own the building. 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 Bildsoe to recommend approval of the Site Plan and Conditional Use Permit for Ryan Constriction Company, Inc. for property located south of First Avenue and West of Xenium Lane. Roll Call Vote. 5 Ayes. MOTION carried on a unanimous vote. (Commissioner Thompson abstained.) F. HAROLD COTTLE (96032) Chairman Stulberg introduced the request by Harold Cottle for a Site Plan Amendment and Conditional Use Permit for Havoline X -press Lube to be located in the same building with the Wave Car Wash located at 9900 County Road 9. Senior Planner Keho gave an overview of the April 4, 1996 staff report. Chairman Stulberg introduced Jack Ovick, representing the petitioner. Mr. Ovick explained that the building was originally designed as a car wash with a bay. The applicant recently converted it to a WAVE car wash and now wants to add a lube bay. He stated that the uses would compliment each other. The building would have a new facade and canopies. Chairman Stulberg opened and closed the public hearing as there was no one present to speak on the issue. Planning Commission Minutes April 9, 1996 Page #85 MOTION by Chairman Stulberg, seconded by Commissioner Ribbe to recommend approval of the Conditional Use Permit and Site Plan Amendment for Harold Cottle for property located at 9900 County Road 9. Roll Call Vote. 6 Ayes. MOTION carried unanimously. C. VANBLOEM GARDENS MIDWEST (96025) Chairman Stulberg introduced the request by VanBloem Gardens Midwest for a Conditional Use Permit to allow outside storage. The outside storage requested consists of a temporary greenhouse structure on the east side of the existing building located at 2340 Niagara Lane. Planning Supervisor Senness gave an overview of the April 1, 1996 staff report. Commissioner Berkowitz asked if the resolution would need to specify the dimensions of the existing building. Planning Supervisor Senness responded that plans are on file for permanent record. Chairman Stulberg asked if the petitioner had seen the staff report. Planning Supervisor Senness replied that the petitioner is aware of the recommendation and had been notified of the meeting date and a staff report was made available. Chairman Stulberg opened and closed public hearing as there was no one present to speak on the issue.. MOTION by Commissioner Thompson, seconded by Commissioner Ribbe to recommend approval of the Conditional Use Permit for outside storage at VanBloem Gardens Midwest for property located at 2340 Niagara Lane North. Commissioner Ribbe asked if the Commission was comfortable voting on an issue without the petitioner present. Planning Supervisor Senness replied that the petitioner is well aware of the issue. Director Hurlburt assured that staff will make sure the petitioner is aware of the Planning Commission's recommendation before the item goes to City Council. Roll Call Vote. 6 Ayes. MOTION carried unanimously. 7. NEW BUSINESS A. ZONING ORDINANCE UPDATE Planning Commission Minutes April 9, 1996 Page #86 Planning Supervisor Senness gave the Commissioners a brief background on the City's environmental regulations for floodplains, shorelands and wetlands. She stated that much of what is contained in these regulations is mandated by the State. Director Hurlburt noted that the floodplain and shoreland districts are overlay districts --they contain requirements in addition to or in some cases superseding the requirements in the base zoning district. Planning Supervisor Senness stated that with very minor exception, these regulations will not change in the new ordinance. B. DEVELOPMENT PREVIEW Commissioner Ribbe asked staff if it would be possible to send out staff reports for major development proposals such as Elim Care in advance of the weekend before the meeting. Staff indicated that would be difficult, based on review schedules and workloads. Commissioner Ribbe then asked if it would be possible to get an early warning on upcoming major projects. Staff responded that it would be possible to provide the Commission with such information in that they already keep a listing of active applications. The meeting adjourned at 11:09 p.m.