Loading...
11-6-23 PC Agenda and Packet - Special Meeting A.6:00 P.M. - CALL TO ORDER B.PUBLIC HEARINGS B.1 Ordinance XXX Updating Minimum Parking Standards C.GENERAL BUSINESS D.APPROVAL OF MINUTES D.1 Approve Planning Commission Meeting Minutes dated October 3, 2023 E.COMMISSION PRESENTATIONS F.ADMINISTRATIVE PRESENTATIONS G.CORRESPONDENCE DISCUSSION H.ADJOURNMENT I.OPEN DISCUSSION AGENDA CHANHASSEN PLANNING COMMISSION MONDAY, NOVEMBER 6, 2023 CITY COUNCIL CHAMBERS, 7700 MARKET BOULEVARD NOTE: Planning Commission meetings are scheduled to end by 9:00 p.m. as outlined in the official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If, however, this does not appear to be possible, the Chairperson will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. If a constituent or resident sends an email to staff or the Planning Commission, it must be made part of the public record based on State Statute. If a constituent or resident sends an email to the Mayor and City Council, it is up to each individual City Council member and Mayor if they want it to be made part of the public record or not. There is no State Statute that forces the Mayor or City Council to share that information with the public or be made part of the public record. Under State Statute, staff cannot remove comments or letters provided as part of the public input process. 1 Planning Commission Item November 6, 2023 Item Ordinance XXX Updating Minimum Parking Standards File No.Item No: B.1 Agenda Section PUBLIC HEARINGS Prepared By Eric Maass, Planning Director Applicant Present Zoning Land Use Acerage Density Applicable Regulations SUGGESTED ACTION Motion to recommend that the City Council adopt the proposed ordinance amending the minimum parking standards in city code in relation to multi-family residential development, senior living development, as well as retail and shopping center development. SUMMARY Changes to required amount of parking stalls are recommended for multi-family housing, senior housing, retail, and shopping centers. Multi-family efficiency (studio units) shall have a parking minimums standard reduced from 1.5 spots per unit to 1.0 spots per unit and one bedroom units shall have a parking minimum reduced from 1.5 spots per unit down to 1.25 spots per unit. 2 Senior assisted living units shall be reduced from a minimum of 1 spot per 3 units to 1 spot per 4 units. Retail parking shall be reduced from 1 spot per 200 square feet of space to 250 square feet of floor space, and shopping centers shall not be permitted to add no more than 125% of the minimum required spaces. No changes are recommended to industrial, office, or restaurant developments. BACKGROUND DISCUSSION RECOMMENDATION Staff recommends that the Planning Commission recommend that the City Council adopt the ordinance amending the minimum parking standards in city code relative to multi-family residential development, senior living development, as well as retail and shopping center development. ATTACHMENTS Draft Ordinance Presentation Parking Minimum Redlined Ordinance 3 4 5 Parking Requirements A comparison between the current ordinance and surrounding cities. 6 City of Chanhassen A Community for Life Goals •Compare parking requirements for multi-family, senior, office, retail, and commercial developments to surrounding cities. •Update city requirements based on current standards and anticipated needs. •Develop unique parking requirements for downtown design guidelines and standards. 7 City of Chanhassen A Community for Life Comparable Cities •Eden Prairie •Plymouth •Minnetonka •Excelsior •Hopkins •Burnsville •Golden Valley •St Louis Park •Shakopee •Chaska •Shoreview 8 City of Chanhassen A Community for Life Findings 9 City of Chanhassen A Community for Life Multi-family Current •Efficiency units and one-bedroom units— One and one-half stalls per. •Two-bedroom and larger units—Two stalls per unit. •Over 20 Units -- Garage stalls must be underground or attached to the primary structure. Freestanding garages may only be allowed if need is displayed. Average Apartments Per Unit: Used by 7 cities •1.8 parking spaces per unit Apartments Per Bedroom: Used by 4 cities •One bedroom - 1.13 spaces •Two Bedroom - 1.88 spaces •Three Bedroom - 2.38 spaces Townhomes: •2.63 parking spaces per townhome. **Guest and enclosed spaces varied. Recommended •1.5 spaces per unit, or; •1 space for studio/1/2-bedroom units, 2 spaces per 3-bedroom unit, and 1 guest spot per XX units. 10 City of Chanhassen A Community for Life Senior Current Independent: •One per unit. Assisted: •1/3 per unit. Average Independent: •One per unit Assisted: •1 per 4.9 beds. Consider •Designated spaces for employees •Differentiation between Assisted Care and Continuous Care Recommended Independent: •One per unit Assisted: •1 per 4 units 11 City of Chanhassen A Community for Life Office Current •<49,999 sq ft -- Five stalls per 1,000 square feet gross floor area. •50,000-99,999 sq ft -- Four stalls per 1,000 square feet gross floor area. •>100,000 sq ft -- Three stalls per 1,000 square feet gross floor area. Average •2.5 - 5.5 spaces per 1,000 square feet. Recommended •Keep the same 12 City of Chanhassen A Community for Life Retail Current •One space for each 200 square feet of gross floor area. Average •One space for each 256 square feet of gross floor area. Recommended One space for each 250 square feet of gross floor area. 13 City of Chanhassen A Community for Life Shopping Center Current •No less than one parking space for each 200 square feet of gross floor area. •If restaurant usage is >25% then one parking space per 100 sq ft of restaurant space. Average •One space for each 214 square feet of gross floor area. Recommended •Add a maximum number of spaces exceeding the required amount. 14 City of Chanhassen A Community for Life Restaurant Current Fast-food: •Without drive-thru—One space per 60 square feet of gross floor area. •With drive-thru—One space per 80 square feet of gross floor area. Restaurant: •Without full liquor license—One space per 60 square feet of gross floor area. •With full liquor license—One space per 50 square feet of gross floor area. Average Restaurant Type 1: traditional •1 per 2.9 seats or 1 per 84 sq ft. Restaurant Type 2: fast food •1 per 2.8 seats or 1 per 65 sq ft. Restaurant Type 3: with liquor •1 per 2.5 seats or 1 per 57 sq ft. Recommended Restaurant Type 1: traditional •1 per 80 sq ft. Restaurant Type 2: fast food •1 per 60 sq ft. without drive thru, 1 per 80 sq ft. with drive thru Restaurant Type 3: with liquor •1 per 50 sq ft. 15 City of Chanhassen A Community for Life Summary Decreases: •Senior – assisted •Retail •Traditional Restaurants Changes: •Multi-family – make more detailed •Shopping Center – add maximum 16 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. XXX AN ORDINANCE AMENDING CHAPTER 20 CHANHASSEN CITY CODE, THE CITY COUNCIL OF THE CITY OF CHANHASSEN, MINNESOTA ORDAINS: Section 1. Section 20-1124(b) of the City Code, City of Chanhassen, Minnesota, is hereby amended to read as follows: Required Number of On-Site Parking Spaces: (b) The minimum number of required on-site parking spaces for the following uses shall be: 1) Assembly or exhibition hall, auditorium, theater or sports arena—One parking space for each four seats, based upon design capacity. 2) Auto sales, trailer sales, marine and boat sales, implement sales, garden supply store, building materials sale, auto repair, automobile rental facilities—One parking space for each 500 square feet of floor area. 3) Automobile service station—Four parking spaces, plus two parking spaces for each service stall; such parking spaces shall be in addition to parking space required for gas pump areas. 4) Bowling alley—Seven parking spaces for each bowling lane. 5) Churches—One parking space for each three seats, based on the design capacity of the main seating area, plus one space per classroom. 6) Dwelling: a. Single-family—Two parking spaces, both of which must be completely enclosed. No garage shall be converted into living space unless other acceptable on-site parking space is provided. b. Multifamily: i. Efficiency units – one stall per unit which must be completely enclosed in a garage. i.ii. and oOne-bedroom units— One and 1/4and one-half stalls per unit, one of which must be completely enclosed in a garage. ii.iii. Two-bedroom and larger units—Two stalls, one must be completely enclosed in a garage. iv. Senior housing— designed and limited to senior citizens, age restricted to those 55 years of age and older, shall provide one parking stall per dwelling unit, which must be enclosed in a garage. 17 2 iii.v. Assisted living facilities - shall provide one-third parking stall per four dwelling units. All required parking for assisted living dwelling units must be enclosed in a garage. iv.vi. Garage stalls for multifamily buildings containing more than 20 dwellings must be placed underground or attached to the primary structure. The city may allow freestanding garage stalls only when the applicant demonstrates that the architectural design of the building results in an inability to accommodate all the stalls under the building and when the majority of this requirement is met with underground parking. v.vii. In multifamily rental buildings, the use of at least one enclosed stall shall be included in the lease or rental rate of each apartment. In multifamily owner-occupied buildings at least one enclosed stall shall be included in the sales price of each home. vi.viii. One visitor parking stall shall be provided for each four dwellings. 7) Financial institution—One space for each 250 square feet of floor space. 8) Furniture or appliance store—One space for each 400 feet of floor space. 9) Hospitals and nursing homes—One space for every two beds, plus one space for every two employees on the largest single shift. 10) Manufacturing or processing plant—One off-street parking space for each employee on the major shift and one off-street parking space for each motor vehicle when customarily kept on the premises. 11) Medical and dental clinics and animal hospitals—One parking space for each 150 square feet of floor area. 12) Mortuaries—One space for every three seats. 13) Motel or hotel—One parking space for each rental room or suite, plus one space for every two employees. 14) Office buildings (administrative, business or professional)—Buildings under 49,999 square feet, five stalls per 1,000 square feet gross floor area; buildings from 50,000 to 99,999 square feet, four stalls per 1,000 square feet gross floor area; and buildings over 100,000 square feet, three stalls per 1,000 square feet gross floor area. Building area square footages shall exclude common areas such as reception areas, cafeterias, hallways, etc. in calculating the parking requirements for an office building. 15) Public service buildings, including municipal administrative buildings, community center, public library, museum, art galleries, and post office—One parking space for each 500 square feet of floor area in the principal structure, plus one parking space for each four seats within public assembly or meeting rooms. 16) Recreational facilities, including golf course, country club, swimming club, racquet club, public swimming pool—20 spaces, plus one space for each 500 square feet of floor area in the principal structure or two spaces per court. 17) Research, experimental or testing stations—One parking space for each 500 square feet of gross floor area within the building, whichever is greater. 18) Restaurant, cafe, nightclub, tavern or bar: a. Fast-food: 18 3 i. Without drive-thru—One space per 60 square feet of gross floor area. ii. With drive-thru—One space per 80 square feet of gross floor area. b. Restaurant: i. Without full liquor license—One space per 60 square feet of gross floor area. ii. With full liquor license—One space per 50 square feet of gross floor area. 19) Retail stores and service establishments—One space for each 200 250 square feet of gross floor area. 20) School, elementary (public, private or parochial)—One parking space for each classroom or office room, plus one space for each 150 square feet of eating area including aisles, in any auditorium or gymnasium or cafeteria intended to be used as an auditorium. 21) School, junior and senior high schools and colleges (public, private or parochial)—Four parking spaces for each classroom or office room plus one space for each 150 square feet of seating area including aisles, in any auditorium or gymnasium or cafeteria intended to be used as an auditorium. 22) Shopping center—On-site automobile parking shall be provided in a ratio of not less than one parking space for each 200 square feet of gross floor area; separate on-site space shall be provided for loading and unloading. If restaurant use constitutes 25 percent or less of the building gross floor area, then the shopping center parking standard shall still apply. If restaurants constitute more than 25 percent of the building gross square footage, the portion of restaurant use square footages of the building must provide one parking space per 100 square feet of gross floor area. In addition, one space for each company vehicle (delivery) operating from the premises shall be provided. The applicant shall demonstrate that the number of employees in the restaurant will be accommodated by the required number of spaces. The applicant shall submit a letter to the city assuring that if there is to be any increase in employees or if there is an insufficient amount of parking to accommodate the restaurant uses and its employees, the applicant agrees to provide an additional parking area, which must be within 600 feet of the restaurant. No more than 125% of the minimum required parking spaces may be constructed. 23) Storage, wholesale, or warehouse establishments—One space for each 1,000 square feet of gross floor area up to 10,000 square feet and one additional space for each additional 2,000 square feet, plus one space for each company vehicle operating from the premises. If it can be demonstrated by the applicant that the number of employees in the warehouse or storage area will require less than the required number of spaces, and if the applicant shall submit a letter to the city assuring that if there is to be any increase in employees, the applicant agrees to provide additional parking area, the city may approve a lesser number of parking spaces. 24) Day care centers—One stall for each six children of design capacity. 25) Adult day care—One stall per employee plus one stall per facility vehicle, plus one stall per 15 clients of design capacity. 19 4 26) Brew pub, brewery operated in conjunction with a taproom, or microdistillery operated in conjunction with a cocktail room—One space for each 50 square feet of gross taproom, cocktail room, or restaurant floor area, and one space for each 1,000 square feet of gross production area. Section 2. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED this ___day of _____, 2022, by the City Council of the City of Chanhassen, Minnesota ______________________________ ________________________________ Kim Meuwissen, City Clerk Elise Ryan, Mayor (Published in the Chanhassen Villager on ______________________________) 20 Planning Commission Item November 6, 2023 Item Approve Planning Commission Meeting Minutes dated October 3, 2023 File No.Item No: D.1 Agenda Section APPROVAL OF MINUTES Prepared By Jenny Potter, Sr. Admin Support Specialist Applicant Present Zoning Land Use Acerage Density Applicable Regulations SUGGESTED ACTION "The Chanhassen Planning Commission approves its October 3, 2023 meeting minutes" SUMMARY BACKGROUND DISCUSSION RECOMMENDATION 21 ATTACHMENTS Planning Commission Minutes dated October 3, 2023 22 CHANHASSEN PLANNING COMMISSION REGULAR MEETING MINUTES OCTOBER 3, 2023 CALL TO ORDER: Chair Noyes called the meeting to order at 6:00 p.m. MEMBERS PRESENT: Chair Eric Noyes, Kelsey Alto, Perry Schwartz, Ryan Soller, Edward Goff, Steve Jobe. MEMBERS ABSENT: Erik Johnson. STAFF PRESENT: Eric Maass, Planning Director; and Rachel Jeske, Planning Intern PUBLIC PRESENT: None. PUBLIC HEARINGS: 1. CONSIDER A VARIANCE FOR 7301 LAREDO DRIVE TO BUILD A DECK Planning Intern Rachel Jeske gave a summary of the staff report, noting the applicant is requesting to demolish an existing deck and replace it with a deck addition of a larger size. This deck would meet the existing shoreland setback requirement of 60 feet. The proposed deck allows for current usage of property. Commissioner Jobe asked when the site survey was done to establish the setback for the lake. Planning Director Eric Maass stated the DNR establishes the elevation of the ordinary high water level for the lake. Commissioner Goff asked where the stairs would be in the new deck project. Ms. Jeske stated there would be no stairs. Chairman Noyes opened the public hearing. There were no public comments. Chairman Noyes closed the public hearing. Commissioner Goff moved, Commissioner Schwartz seconded that the Chanhassen Board of Appeals and Adjustments, approves the variance request to permit the applicant to reconstruct the deck with a 15-foot variance subject to the conditions of approval, and adopts the attached Findings of Fact and Decision. All voted in favor and the motion carried unanimously with a vote of 6 to 0. APPROVAL OF MINUTES: 1. APPROVAL OF PLANNING COMMISSION MINUTES DATED SEPTEMBER 19, 2023 Commissioner Soller requested to update the minutes so the motion reads that the Planning Commission recommends that the resulting acronym for the Business District is not CBD. Commissioner Schwartz clarified the terminology differences between CBD and THC. He clarified these terms are not used interchangeably. He stated CBD is not psychoactive. Chair Noyes shared that individuals may be confused by the acronym CBD, which is why he hoped to update the acronym. 23 Planning Commission Minutes – OCTOBER 3, 2023 2 Commissioner Soller moved, Chair Noyes seconded to approve the Chanhassen Planning Commission summary minutes dated September 19, 2023 subject to the insertion of the word “not” in the sentence to state: “district is not CBD” to reflect accurate discussion. All voted in favor and the motion carried unanimously with a vote of 4 to 0. Commissioner’s Alto and Soller recused themselves from this item. ADMINISTRATIVE PRESENTATIONS 1. DISCUSS CITY CODE DEFINITION UPDATES PURSUANT TO CENTRAL BUSINESS DISTRICT ZONING AMENDMENTS Planning Director Eric Maass shared the updated permitted uses in the CBD ordinances. Staff prepared proposed definitions for the terms now included as permitted uses within the CBD zoning district. The terms Commercial Office, Commercial Retail, Commercial Services, Entertainment, Government Services, and Restaurants will be formally defined by ordinance. Chair Noyes asked how they would see the draft at the next meeting and whether the commissioners would vote. Mr. Maass stated it would be in a formal ordinance form and that staff would seek a formal recommendation and vote from the planning commission on the proposed ordinance language. Commissioner Soller asked if they are questioning if this list encompasses all that is desired in the Central Business District. Mr. Maass stated yes apart from Commercial Services and Entertainment. Staff has included examples of these in the definition, but it is not limited to these options. Commissioner Goff asked if there would be a limit to the number of liquor licenses granted. Chair Noyes asked where breweries, distilleries, and wine-tasting rooms fall into these definitions. Mr. Maass shared that those types of businesses were already included as permitted uses within the CBD zoning district and therefore already have existing definitions in the City’s ordinance. Commissioner Schwartz asked if movie theaters were included in the code. Mr. Maass stated it would be an entertainment use. Commissioner Schwartz asked if a movie theater should be included in the ordinance. Mr. Maass stated the term entertainment would be a catch-all for a business like a movie theater. Commissioner Soller asked if there would be proposals brought forward ten years from now that did not fit within the definition, what the process for exceptions would be. Mr. Maass stated staff would bring forward a proposed use that did not fit within the definition before the Planning Commission for a zoning decision. Commissioner Soller questioned the inclusion of the term indoor for entertainment. Mr. Maass shared the intent was to promote indoor entertainment, but there could be considerations for other outdoor activities. Commissioner Alto wondered if indoor entertainment was useful to ensure entertainment options would be operational year-round. Mr. Maass stated they would amend the entertainment definition. Commissioner Alto asked where fitness establishments would fit in. Mr. Maass stated this would be defined as commercial services. Commissioner Schwartz asked how we account for semi-permanent or outdoor activities, such as rides during the 4th of July. Mr. Maass stated these would fall under the temporary event permit. This document would not impact those opportunities. 24 Planning Commission Minutes – OCTOBER 3, 2023 3 Commissioner Goff asked Commissioner Schwartz for clarification on the differences between outdoor spaces. He shared examples that could be a splash pad or a rooftop experience. He did not want the word indoor to detract businesses. Mr. Maass stated they would ensure there would be fair enterprise between public and private amenities. Commissioner Soller asked if the commercial office definition would permit a large-scale office building. Mr. Maass stated there would be multiple considerations in the scenario, such as the zoning and setback and the location of the business. Commissioner Alto stated that it would be permissible if there were retail on the first floor of the commercial office. Commissioner Alto asked about the difference between commercial office and commercial industrial. She asked whether we wanted the extra traffic if it is not commercial. Chair Noyes suggested providing examples of commercial offices. He also questioned whether considering health offerings should be its own definition. Mr. Maass shared that the difference between commercial services and commercial retail would be whether you can walk in without an appointment for services, but stated they could provide additional examples within these definitions. Commissioner Soller asked what the government services definition would entail and whether other government offices could take up valuable downtown space. Chair Noyes shared these offices could be priced out of the downtown space. Commissioner Alto asked if we would consider the percentages of these categories in the Central Business District to consider the ideal balance for local option sales tax purposes. Mr. Maass stated this is provided by the legislature through the legislation and has already been established. Mr. Maass stated the percentages would not be applicable to the district definitions. 2. DISCUSS MINIMUM PARKING REQUIREMENTS FOR MULTI-FAMILY, SENIOR, OFFICE, RETAIL, AND COMMERCIAL DEVELOPMENT Planning Director Eric Maass shared the importance of periodically reviewing sections of the city code to consider if it is appropriate. Mr. Maass shared other cities they referenced when comparing the code. He reviewed the recommended spaces for multi-family uses. Staff recommends changing requirements from 1.5 to 1.0 parking spaces for efficiency units. He reviewed the parking requirements for senior living and recommended changing assisted living to 1.0 parking spaces for every 4 units. For office space, staff does not recommend parking changes. For retail, staff recommends moving to require 1 space for every 250 square feet. For shopping centers, the proposed incorporation of a cap of no more than 125% of required parking allowed. They recommended no revisions to the restaurant parking standards. Mr. Maass requested the Planning Commission’s feedback on these revisions. Chair Noyes asked for clarification on the math for townhome parking spaces and whether they included garage space, driveway spaces, and guest parking spaces. He also asked if the driveway spaces were a viable parking spot, would it take away the need for guest parking requirements. Mr. Maass stated the Chanhassen code requires a certain length for a driveway to accommodate parking. Commissioner Schwartz questioned the fractional spaces shown in the presentation. Mr. Maass stated these are the averages based on the other communities that were surveyed as part of the analysis staff completed. Commissioner Schwartz asked whether these requirements would apply to a building project such as Avenda, noting the established PUD with Avenda has established required parking standards. Commissioner Schwartz asked whether the width was considered within these definitions. Mr. Maass stated they have considered the dimensions and the drive aisle. The drive aisle is impacted based on drive 25 Planning Commission Minutes – OCTOBER 3, 2023 4 aisle for fire apparatus movement, head-in parking, 45-degree angle parking, or parallel parking. Mr. Maass stated there is a standard already. Commissioner Jobe asked for clarification on assisted living over 20 units if the garage stalls are underneath as well. Mr. Maass stated he would clarify. Chair Noyes questioned where handicap-accessible spaces would fall into these requirements. Mr. Maass shared building code stipulates the number of handicap spots per ratio of total spots required and mandates handicap spots be most accessible to the building. Commissioner Schwartz asked if electric vehicle (EV) chargers were considered in these requirements. Mr. Maass stated that when working with multi-family developers, they encourage them to provide all the electric conduits necessary for EV charging for future use. Mr. Maass stated the private developers are often already making these choices and he can do further research into other cities’ ordinances to see the EV ratios. Commissioner Soller questioned whether we should allow EV parking spots to be constructed in the Downtown Business District in the future. Mr. Maass stated the current ordinance would allow for an established business parking lot to provide these spaces. Mr. Soller requested a comparison with the other cities to see their discussion on EV charging. Mr. Maass affirmed that this would be an option and recommended considering other cities’ data as well. Commissioner Goff questioned whether providing a bank of Tesla parking chargers would be a commercial service. Mr. Maass stated the chargers would be secondary to the office or building use. The Tesla charger alone would not be permitted use and would need to be connected with a specific permitted use. Commissioner Jobe asked what the typical unit split between efficiency, one bedroom, and two bedroom units are for multifamily projects being constructed. Mr. Maass stated that one-bedroom buildings are most common, but staff are encouraging more opportunities for efficiency spaces and two- and three- bedroom spaces. Commissioner Soller clarified that apartment buildings under twenty units do not require a garage stall. Mr. Maass confirmed this but shared they do not frequently see building proposals that small. Commissioner Soller asked why underground or covered parking is required in residential buildings but not for other buildings. Mr. Maass stated this requirement is to avoid detached garages and encourage underground parking. Commissioner Soller questioned whether we were losing out on appropriate development by requiring this standard. Mr. Maass clarified the functional differences between residential and commercial parking. Commercial parking is more free-flowing and not assigned to any individual. Commissioner Soller stated some cities that require vertical or underground parking can be considered more attractive. Mr. Maass shared the cost difference between structured parking and a paved parking lot, which is why there is a preference for the surface lot for commercial or industrial use. Commissioner Schwartz asked for the price difference between a parking ramp and underground parking. Mr. Maass stated the underground parking lot would require additional excavation and both involved added structural work. These would both be more expensive than a surface parking lot. Commissioner Jobe asked whether we enforced any requirements with permeable asphalt. Mr. Maass stated there is information for permeable paver portion for residential lot cover. They could consider 26 Planning Commission Minutes – OCTOBER 3, 2023 5 permeable pavements as a BMP solution to satisfy water resource requirements for a site plan review. Mr. Maass would defer to the Engineering Department for more information on this topic. Commissioner Soller confirmed there was no change to single-family parking requirements. Mr. Maass introduced Planning Intern Rachel Jeske. Mr. Maass shared there were no vacancies in the Planning Department. CORRESPONDENCE DISCUSSION: None. ADJOURNMENT: Commissioner Goff moved to adjourn the meeting. All voted in favor and the motion carried unanimously with a vote of 6 to 0. The Planning Commission meeting was adjourned at 7:12 p.m. Submitted by Eric Maass Planning Director 27