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HomeMy WebLinkAbout09-06-12CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES September 6, 2012 Chair Lillehei called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The pledge of allegiance to the flag was given. Members Present: Linda Maguire, Bob Boerschel, Bart Davis, Gerry Grenz, Karl Drotning, and Chair Brooks Lillehei Members Absent: Paul Reuvers, Ex- officio Shawn Fitzhenry Others Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Zach Johnson, City Engineer; Daniel Licht, The Planning Company; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The August 16, 2012 Planning Commission meeting minutes were approved as presented. The August 16, 2012 Planning Commission work session minutes were approved as presented. 4. Announcements Mr. Morey stated that the following items were distributed at tonight's meeting: a. The September 5, 2012 Parks, Recreation and Natural Resources Committee meeting motions regarding Spirit of Brandtjen Farm 10 and 11 Additions. b. A handout showing the proposed trash enclosure for Agenda Item 6, McDonalds. c. E -mails in support of and opposed to Agenda Item 7, Nordic Square PUD amendment. d. Findings of Fact for Agenda Item 7, Nordic Square PUD amendment. Mr. Morey reminded the Planning Commission of the work session immediately following tonight's meeting. 5. Consent Agenda Commissioner Drotning requested that Performance Office Papers be removed from the Consent Agenda for discussion. Commissioner Drotning pointed out that the September 6, 2012 Planning Commission Agenda states that Performance Office Papers is requesting a one year extension of Variance No. 2008 -03 and the August 28, 2012 planning report states the applicant is requesting a three year extension. Commissioner Drotning asked Planning Commission Meeting Minutes, September 6, 2012 Page 2 staff if a three year extension on a variance has ever been granted. Mr. Morey indicated that asking for a variance extension is a unique request and that he was not aware of any three year extensions being granted in the past. He stated that extension requests for preliminary plats are typically one year. Russ Defauw, President of Performance Office Papers, confirmed that his letter to the City asked for a three year extension. He stated that he is not opposed to a one year extension if the Planning Commission is hesitant to grant a three year extension. Mr. Defauw indicated that he cannot make any guarantees on the timeframe for their proposed building addition and he requested the three year extension simply because he felt it would be more practical than having to return every year asking for a one year extension. He stated that his business is healthy, adding employees, and they are investing in the business. He is very optimistic about the future of his business. Mr. Morey confirmed that when the applicant decides to build the addition, the site plan (i.e. performance standards) and the setbacks approved with the variance must be followed. The Planning Commission agreed they were more comfortable with a one year extension to Variance 2008 -03. Motion was made by Maguire and seconded by Davis to recommend to City Council a one year extension of the Performance Office Papers Variance No. 2008- 03. Ayes: Maguire, Boerschel, Lillehei, Davis, Grenz, Drotning Nays: 0 6. McDorkalds USA, LLC (continued from the August 16, 2012 Planning Commission meeting) Chair Lillehei opened the public hearing to consider the application of McDonalds USA, LLC for a Conditional Use Permit amendment to allow site plan and building modifications for the McStop McDonald's convenience food restaurant, located at 21044 Kenrick Avenue. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. McDonalds project consultant Bill Everson presented an overview of their request. Mr. Everson stated that McDonalds is re- branding with major remodels of their older buildings to include a second drive - through menu order lane as well as updates to the building exterior. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey indicated that McDonalds USA, LLC is requesting a Conditional Use Permit (CUP) amendment to allow site plan and building modifications to the McDonalds Planning Commission Meeting Minutes, September 6, 2012 Page 3 restaurant located at 21044 Kenrick Avenue. He explained that McDonalds is proposing to expand the capacity of the drive - through by adding a second menu order lane, remodel the building exterior, and construct a freezer addition to the south side of the building as well as a new trash enclosure at the southeast corner of the property. Mr. Dempsey showed an aerial view of the site and explained the revised site plan, which proposes 125 parking spaces not including the eight semi -truck and trailer and recreational vehicle parking spaces on the east side of the property. A total of 97 parking spaces are required by ordinance for the McDonalds restaurant. Mr. Dempsey explained how the current location of the trash enclosure, which is next to the building, interferes with the drive - through queuing lanes when the trash is being picked up and showed the proposed new location along with the exterior material of the proposed trash enclosure. Mr. Dempsey stated that the proposed McDonalds improvements will be a positive addition to the site, including the additional landscaping that will be installed on the north side of the site with this CUP amendment. Mr. Dempsey stated that Planning Department staff recommends approval of the CUP amendment, subject to the 8 stipulations listed in the August 30, 2012 planning report. Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Davis, seconded by Boerschel to close the public hearing at 6:43 p.m. Ayes: Boerschel, Lillehei, Davis, Grenz, Drotning, Maguire. Nays: 0 Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • There was a discussion regarding the large truck/trailer parking area on the east side of the McDonalds property and that there is one less parking space proposed with the new site plan. Mr. Dempsey explained that the proposed new trash enclosure will eliminate one truck parking space. McDonalds thought they could add the parking space back in by making the island to the north smaller, but staff recommended against that due to concerns about internal traffic circulation safety. Mr. Dempsey indicated that semi -truck parking is not limited to this area. The area southeast of the McDonalds property within the McStop development also allows truck parking. Planning Commission Meeting Minutes, September 6, 2012 Page 4 • The Planning Commission indicated they liked the new queuing design and thought it would be a good improvement to McStop. Mr. Dempsey confirmed that the drive - through queuing lane from the existing menu board and the new second menu board to the service window is in compliance with the Zoning Ordinance requirement of at least 180 feet. He indicated that the distance is 220 feet. • Commissioner Boerschel asked about the location of the specific parking spaces that are designated for customers if their food was not ready when going through the drive - through lane. Mr. Dempsey pointed them out on the site plan. There are a total of three spaces designated for this purpose. Motion was made by Davis, seconded by Maguire to recommend to City Council approval of the McDonalds Restaurant Conditional Use Permit amendment to allow site plan and building modifications, located at 21044 Kenrick Avenue, subject to the following stipulations: 1. The site and building improvements shall comply with the plans approved by the City Council. 2. The parking lot island at the northeast site entrance shall not be further narrowed to accommodate additional semi -truck and trailer parking. A revised site plan shall be submitted prior to City Council consideration of the conditional use permit amendment. 3. All signage on the property must meet the requirements of Section 11 -23 of the Zoning Ordinance. A sign permit is required prior to the installation of any signs. 4. The exterior trash enclosure must meet the requirements of the Zoning Ordinance and be constructed of materials that match the exterior of the building with a screening gate of sturdy, maintenance free material. Architectural details of the trash enclosure must be submitted prior to City Council consideration of the conditional use permit amendment. 5. All exterior lighting shall meet the requirements of the Zoning Ordinance. 6. A building permit is required prior to commencing any building improvements. 7. The proposed site improvements are subject to the review of the City Engineer. 8. Four 2.5 inch caliper overstory deciduous trees shall be installed along the north edge of the parking lot in accordance with the site plan. The trees shall be a type allowed by the Zoning Ordinance. A $1,000 cash escrow shall be submitted prior to the issuance of a building permit to guarantee installation of the trees. Ayes: Lillehei, Davis, Grenz, Drotning, Maguire, Boerschel Nays: 0 Planning Commission Meeting Minutes, September 6, 2012 Page 5 7. Aggregate Industries and McNamara Contracting Chair Lillehei opened the public hearing to consider the application of Aggregate Industries, Inc. and McNamara Contracting, Inc. for an amendment to the Nordic Square Planned Unit Development (PUD) to allow the continuation of sand and gravel mining and processing and asphalt production operations beyond December 31, 2012 and rehabilitation beyond December 31, 2013, located south of 160 Street (CSAH 46) and east of Pilot Knob Road (CSAH 31). The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Bob Bieraugel, Manager of Environment and Land Services with Aggregate Industries, Mike McNamara of McNamara Contracting, Kenny Kellen, Lakeville Site Manager for Aggregate Industries, and Jacob Fick of Tradition Development were present at tonight's meeting. Mr. Bieraugel presented an overview of their request. Mr. Bieraugel explained that it is because of economic reasons that they are back asking for another extension. He explained the operations of Aggregate Industries and McNamara Contracting on the Nordic Square site. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated the applicants are proposing an amendment to the Nordic Square PUD to allow an additional two years for the production and sales of aggregate materials, until December 31, 2014, an additional 27 months for the asphalt production, until March 31, 2015, and an additional three years to allow property rehabilitation, until December 31, 2016. The slow economy has been cited as a reason for this extension request as well as the extension that was requested in 2010. Mr. Dempsey showed on aerial photographs how the reclamation of the subject property has been moving from west to east. Mr. Dempsey stated that there were e- mails distributed at tonight's meeting both for and against the PUD extension. Mr. Dempsey stated that Planning Department and Engineering Department staff recommend approval of the PUD amendment, subject to the 5 stipulations listed in the August 28, 2012 planning report. Chair Lillehei opened the hearing to the public for comment. Jacob Fick, SBF Development Corp. Mr. Fick represents the owner of the land in Nordic Square. Mr. Fick stated that there have been struggles due to the continued poor economy. He wishes that they didn't have to be here requesting another extension, but the reality is that Spirit of Brandtjen Farm is not ready to build in the current aggregate processing and asphalt production area. He stated that they held a neighborhood meeting with previous extension requests, but this time they chose to send a letter to the SBF residents, which went out in February of 2012, explaining the proposed extension request. Mr. Planning Commission Meeting Minutes, September 6, 2012 Page 6 Fick stated that they informed the residents in this manner so that neighbors for the proposed extension would not be pitted against neighbors against the extension. He indicated that they make themselves available daily for the neighbors to discuss any concerns they have since Tradition Development has offices in the SBF development. Mr. Fick completely understands why the applicants are asking for the extension. He explained that they have plenty of land in the southern section of Spirit of Brandtjen Farm to develop right now and do not have the need for development of the north half of the property at this time. Mr. Fick indicated that Mr. Kellen, Lakeville Site Manager for Aggregate Industries, is here tonight and has been very responsive to any concerns the neighbors have raised in the past. Aggregate Industries and McNamara Contracting has had only one complaint of lighting on site in the past year. Adriene Franklin, 16728 Asterbilt Lane Ms. Franklin objects to this extension. She indicated that they had to sign off on an addendum to their purchase agreement in Spirit of Brandtjen Farm with regard to the mining operation. While she does not want to be confrontational, she felt there were many different ways that Tradition Development could have notified the residents about the proposed extension. She cited a resident survey as an example. Gary Franklin, 16728 Asterbilt Lane Mr. Franklin is the Vice President of the homeowners association for the Lakepointe townhomes. He was caught by surprise by this request. He does not remember receiving a notice in the mail regarding this amendment. He felt that if it was important enough to sign off on their purchase agreement that the mining will continue until 2010, this extension request should have been brought to their attention in other ways. He understands the economic difficulty issue. He stated that he does not see any benefit to the Lakepointe townhomes with the extension. He indicated that the mining operation is a nuisance with the noise, dust and traffic. He stated that the Lakepointe homeowner's association is suffering because Charles Cudd builders walked away from building in their community and they are still trying to fill the shortfall for the reserve funding of the homeowner's association. Mr. Franklin felt that this agenda item should be tabled until everyone understands the pros and cons of the proposal. Mr. Franklin stated that he does not see the money Tradition is getting from this enterprise flowing into the Lakepointe townhome community. John Viens, 16745 Asterbilt Lane Mr. Veins stated this is the third time he has been before the Planning Commission on this issue. With the first extension request, residents came in with a petition objecting to the request because their signed purchase agreement included a disclosure that the aggregate activities would be done by 2010. The residents expressed their concerns at the public hearing. The residents were then able to Planning Commission Meeting Minutes, September 6, 2012 Page 7 meet with the developer to talk things out and understand their position. He stated there was some enumeration that was for the benefit of the community that they thought was a good idea. With the second extension request, Mr. Enebak met with the neighbors to explain the economic situation. His explanation made sense so the neighbors supported the extension request. He congratulated Mr. Enebak for sticking with this development during the tough economic times. Mr. Viens stated that Mr. Enebak gave his word that he would not be coming back after the last amendment. He indicated that he does not remember seeing the letter that SBF had sent out in February. He found out about this extension request via an e-mail he received and proceeded to inform other residents about the request. He stated there are 15 -20 residents that are very concerned about this latest extension request. He also felt that this item should be tabled so that the residents can meet with the developer to talk about the challenging economic situation and the benefits that may be available to the residents. David Wheeler, 15887 Eastchester Road Mr. Wheeler lives in the Cobblestone Lake development in Apple Valley. He wanted to point out that this request also affects the residents in Cobblestone Lake and felt this item should be tabled tonight so the developer could meet with resident of the Cobblestone neighborhood also to discuss dust and other nuisance impacts. Motion was made by Davis, seconded by Boerschel to close the public hearing at 7:10 p.m. Ayes: Davis, Grenz, Drotning, Maguire, Boerschel, Lillehei Nays: 0 Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • In response to a question raised by the Planning Commission, Mr. Bieraugel stated that the Ready Mix plant shut down about two years ago and was the most visible aspect of their operation. The Ready Mix plant will be removed in the next few weeks. Mr. Bieraugel also stated that truck traffic is less than half of what it was four years ago due mainly to the lackluster economy. • Noise control was discussed and Mr. Bieraugel indicated that the berms have helped diminish the noise level and they do not have the back -up beeping noise from the trucks anymore due to complaints that were received from neighboring residents. • Mr. Bieraugel commented that by approving the extension request, Aggregate Industries will be able to provide the most competitive prices to cities, developers, and homeowners. He indicated that the second component to staying on that property is that they are paying rent, paying taxes, and allowing the Spirit of Brandtjen Farm developer to wait so they develop the right housing product. He stated that mining is not going to disappear from this area of the south metro. Planning Commission Meeting Minutes, September 6, 2012 Page 8 • The Planning Commission asked what would happen if the aggregate and asphalt operations discontinued on the Nordic Square property. Mr. Bieraugel indicated they would move to the adjacent property to the east in Empire Township and that the amount of truck traffic would increase because the gravel would have to be processed elsewhere. He indicated that mining will continue for another 20 -40 years in Empire Township. • Mr. Bieraugel indicated that the last complaint they received for noise and dust was about one year ago. More recently there was one complaint from an Apple Valley resident regarding lighting. Mr. Kellen indicated that the lighting has to be on 24 hours for safety, but he was able to change the angle of the lighting to address the complaint. • Chair Lillehei asked staff to explain the required legal notice procedure and what a PUD is and how it works. • The Planning Commission agreed that with the state of the economy the past few years, the City is very fortunate to still be working with the same developer that started the Spirit of Brandtjen Farm PUD. Motion was made by Drotning, seconded by Davis to recommend to City Council approval of the Nordic Square Planned Unit Development amendment to allow the continuation of sand and gravel mining and processing and asphalt production operations beyond December 31, 2012 and rehabilitation beyond December 31, 2013, located south of 160 Street (CSAH 46) and east of Pilot Knob Road (CSAH 31), subject to the following stipulations: 1. Aggregate processing shall cease on or before December 31, 2014 with product sales and property rehabilitation completed by December 31, 2016. 2. Asphalt production shall cease on or before March 31, 2015. 3. The provisions of the Planned Unit Development amendments approved on October 20, 2003, March 17, 2008 and March 1, 2010 shall remain in full force and effect, except as modified by this Planned Unit Development Amendment. 4. The earthen berm currently located on the north side of the property east of the existing Aggregate Industries 160 Street (CSAH 46) driveway access shall remain in place until processing and production operations are completed on the site. 5. The operators shall maintain with the City a procedure for responding to issues or complaints related to the aggregate processing and concrete and asphalt production operation, which is to include the name, address and phone number of a responsible individual. Ayes: Grenz, Drotning, Maguire, Boerschel, Lillehei, Davis Nays: 0 Planning Commission Meeting Minutes, September 6, 2012 8. Spirit of Brandtjen Farm 10 Addition Page 9 Chair Lillehei opened the public hearing to consider the application of SBF Development Corp. for a preliminary plat and PUD development stage plans of 22 single family lots to be known as Spirit of Brandtjen Farm 10 Addition. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Break at 7:36 p.m. Reconvened at 7:45 pm. Tip Enebak and Jacob Fick from Tradition Development, were in attendance at tonight's meeting. Mr. Enebak updated the Planning Commission on Tradition Development's recent development activity in Spirit of Brandtjen Farm. He indicated that if the current pace of new home construction continues for the rest of the year, they will have 50 new families in Spirit of Brandtjen Farm. Mr. Enebak stated that Tradition Development takes their responsibility to their residents very seriously. Mr. Fick presented an overview of their request. He indicated that the 10 Addition includes 26 final plat lots from the SBF 7 th Addition preliminary plat, which is bordered on the east by future Diamond Path, plus 22 high amenity pond lots that are included in both the 10 Addition preliminary and final plats. Mr. Fick indicated that the back yards to Diamond Path will be bermed and landscaped in anticipation of the future construction of Diamond Path. He stated that plat design creates more than just a development, it creates a neighborhood. Dan Licht from The Planning Company presented the planning report. Mr. Licht stated that the Spirit of Brandtjen Farm 10 Addition preliminary plat consists of 22 single family lots along with the request for a final plat of 48 single family lots, which includes 26 lots that were preliminary platted with the SBF 7 th Addition. The applicant is requesting approval tonight of a preliminary plat and PUD development stage plan. Mr. Licht stated that the Spirit of Brandtjen Farm 10 Addition preliminary plat and PUD development stage plan are consistent with the requirements of the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and the approved SBF PUD. Mr. Licht stated that Planning Department and Engineering Department staff recommend approval of the preliminary plat and PUD development stage plans, subject to the 9 stipulations listed in the August 30, 2012 planning report. Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Planning Commission Meeting Minutes, September 6, 2012 Page 10 Motion was made by Davis, seconded by Maguire to close the public hearing at 8:01 p.m. Ayes: Drotning, Maguire, Boerschel, Lillehei, Davis, Grenz Nays: 0 Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • The Planning Commission thanked Mr. Enebak and Mr. Fick. They agreed that the SBF development is unique to Lakeville and they appreciate that Tradition Development has been able to continue with the original PUD plan. They felt the greatest asset to this PUD is that the same developer that started the dream is still developing the project. Motion was made by Maguire, seconded by Davis to recommend to City Council approval of the preliminary plat and PUD development stage plans of 22 single family lots to be known as Spirit of Brandtjen Farm 10 Addition subject to the following stipulations: 1. SBF 10 Addition shall be developed consistent with the approved SBF Master Plan, the PUD booklet dated June 20, 2005 and the PUD Development Stage Plan /Preliminary Plat. 2. Documents incorporating the SBF 10 Addition final plat as part of the SBF Master Homeowners Association are required and are subject to review and approval of the City Attorney. 3. A revised preliminary plat indicating the cottage lot designations for each lot must be submitted. 4. The developer shall connect 167 Street with the existing Aggregate Industries /McNamara Contracting service road and provide year round maintenance for emergency vehicle access with the development of the 10 Addition subject to approval of City staff. The access shall be secured by a locked swing gate to prevent public access. 5. Outlot A shall be deeded to the City of Lakeville for stormwater management purposes. 6. The existing trail located at the west line of Outlot A must be extended through Outlot A to Draft Horse Boulevard. 7. The developer shall rough grade for the future trail along the west side of Diamond Path. 8. A landscape plan for the internal boulevard streets consistent with the landscape concept plan included in the SBF PUD Booklet dated June 20, 2005 must be submitted prior to City Council consideration of the applications. Buffer yard landscaping for the lots abutting future Diamond Path must be installed consistent with the landscape plan approved with the SBF 7 th Addition preliminary plat. Planning Commission Meeting Minutes, September 6, 2012 Page 11 9. The new SBF park dedication credit balance shall be $147,357.22 ($255,357.22 existing credit balance - $ 108,000.00 credit for SBF 10 Addition). Ayes: Maguire, Boerschel, Lillehei, Davis, Grenz, Drotning Nays: 0 9. Spirit of Brandtjen Farm 11 Addition Chair Lillehei opened the public hearing to consider the application of SBF Development Corp. for the following: a. Preliminary plat and PUD development stage plans of 7 single family lots to be known as Spirit of Brandtjen Farm 11 th Addition; and b. The vacation of drainage and utility easements. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Jacob Fick from Tradition Development presented an overview of the request. Mr. Fick stated that their plans keep evolving within SBF and adjustments have been made due to the economy. He indicated that the lots proposed in SBF 11 Addition were part of the preliminary plat of SBF 6 th Addition and the final plat of SBF 8th Addition. He stated that they have made some design changes due to market resistance to the original design of private carriageways and they were having difficulty selling lots that were back to back. Mr. Fick explained that SBF 11 t Addition proposes to eliminate the private carriageway platted as Outlot A, SBF 8th Addition to service the lots in Blocks 1 and 2. He also indicated that there is one less lot on the proposed 11 Addition than the approved 8 Addition within Block 2 due to greater lot widths. Mr. Fick stated that there will be an additional outlot that will provide shared driveway access to Eagleview Drive. Dan Licht from The Planning Company presented the planning report. Mr. Licht stated that the lots included in SBF 11 Addition were part of the preliminary plat of SBF 6 th Addition and the final plat of SBF 8 Addition. Mr. Licht indicated that the lots within SBF 11 Addition are designated on the preliminary plat and otherwise subject to the cottage or traditional lot standards as stated in Section 7 of the SBF PUD Booklet. He stated that the lots within the preliminary plat are consistent with the lot requirements for the previously approved SBF 8 Addition. Regarding access, Mr. Licht explained that the proposed reconfiguration of the access for the lots fronting onto Eagleview Drive will reduce encroachment behind these lots adding visual open space to the privately maintained /publicly accessible green space approved at the center of the block with SBF 6 th Addition that the seven lots in the 11 Addition will back onto. Planning Commission Meeting Minutes, September 6, 2012 Page 12 Mr. Licht stated that the layout of the streets is unchanged from the approved SBF 8 Addition preliminary plat and are not included as part of the SBF 11 Addition preliminary or final plat. Mr. Licht stated that the easements that are shown on the preliminary and final plat will replace existing drainage and utility easements dedicated with the SBF 8th Addition final plat that are proposed to be vacated. Mr. Licht stated that Planning Department and Engineering Department staff recommend approval of the preliminary plat, PUD development stage plans and the easement vacation subject to the 2 stipulations listed in the August 30, 2012 planning report. Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Davis, seconded by Drotning to close the public hearing at 8:12 p.m. Ayes: Boerschel, Lillehei, Davis, Grenz, Drotning, Maguire Nays: 0 Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • The Planning Commission confirmed the PUD garage setback to the shared private driveways. Motion was made by Davis, seconded by Boerschel to recommend to City Council approval of the preliminary plat and PUD development stage plans of 7 single family lots to be known as Spirit of Brandtjen Farm 11 Addition and easement vacation subject to the following stipulations: 1. SBF 7 Addition shall be developed consistent with the approved SBF Master Plan, the PUD booklet dated June 20, 2005 and the PUD Development Stage Plan /Preliminary Plat. 2. Documents incorporating the SBF 7 Addition final plat as part of the SBF Master Homeowners Association are required to provide for long -term ownership and maintenance of Outlots A and B and are subject to review and approval of the City Attorney. Ayes: Lillehei, Davis, Grenz, Drotning, Maguire, Boerschel Nays: 0 Chair Lillehei stated that Tradition Development has done an excellent job with this development including providing a good product for their customers. Planning Commission Meeting Minutes, September 6, 2012 Page 13 The next Planning Commission meeting is scheduled for September 20, 2012. There being no further business, the meeting was adjourned at 8:17 p.m. The Planning Commissioners immediately went into a work session. Respectfully submitted, Penny Bre ' , Recording Secretar Brooks