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HomeMy WebLinkAbout11/06/1996CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES November 6, 1996 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order at 7:04 p.m.. Members Present: Alan Felkner, Frank Blundetto, Diane Nagler, Paul Oberg, Karen Edgeton, Marcia Cowling, and Joe McNaniara. Members Absent: None. Staff Present: Rick Kelley, Kathy Bodrner, Tom Lovelace, Keith Gordon, Mike Dougherty, and Consultant Glen Van Wormer. Others Present: See the sign-in sheet. 2. APPROVAL OF AGENDA Chair Felkner asked Staff and the Cornxnission members if they had any changes to the proposed agenda. There being none, he called for its approval. MOTION: Member Cowling moved, seconded by Member Blundetto, to approve the agenda as submitted. The motion carried 7 - 0. 3, APPROVAL OF OCTOBER 1G, 1996 MINUTES Chair Felkner asked Staff and the Commissio~i members if they had any changes or corrections to the proposed minutes subntted in the packet. There being none, lie called for their approval. MOTION: Member Blundetto moved, seconded by Member Oberg, to approve the minutes as submitted. The motion carried 6 - 0 (Cowling abstained). 4. CONSENT ITEMS Chair Felkner noted the consent agenda liar one item on it, the Valley Pines Townhome development, and called for its approval. MOTION: Member Blundetto moved, seconded by Member Edgeton, to approve the Consent Agenda. The motion carried 7 - 0. 5. PUBLIC HEARINGS A. Zoning Ordinance Amendment in Light Indnstrial Zoning Districts Chair Fellcner ope~red the public hearing cv~th the standard remarks and noted that in this case the City is the petitioner. Assistant Planner Kathy Bodmer briefly outlined The potential change to the light and general industrial zoning district categories. This proposed change is a result of discussions concerning the potential construction of a combined truck stop with gasoline sales and convenience grocery items hi the North Star ]ndustrial Park at Jolnmy Cake Ridge Road and County Road Q2. Planning Commission Minutes November 6, 1996 Page 2 Currently convenence grocery operations are not listed as either a pemutted or conditional use in either Light or General Industrial zones. The purpose of the hearing is to consider some form of amendment to the zoniug regulations in these districts that could allow convenience grocery as either a permitted or conditional use. Ms. Bodmer displayed a series of overhead transparencies that indicated the purposes of the General and Light Industrial Zoning Districts, as well as information concerning the goals contained in the City's Comprehensive Plan for General and Light Industrial purposes. The information displayed also indicated those commercial use designations in the City which can accommodate convenience grocery or other associated retail operations. The location of these conunercial designations provide for roughly even spacing throughout the community in order to acconmlodate the convenience and daily retail needs of citizens. The final transparency compared the permitted and conditional uses relative to motor fuel sales, truck stops and convenience grocery in the Industrial and Connnercial Zoning Districts. Conmiissioner Gowling asked if the presence of convenience grocery operations in conjunetioa with motor fuel sales was an industry trend. Commissioner Nagler asked if there was an overlap iu any zoning district that would allow both truck stops and convenience groceries. Response was that there is no such overlap. City Attorney Mike Dougherty noted that a quest such as this to consider an amendment to the City's zoniug regulations could be approved hi all or in part, or simply denied in its entirety. Commissioner McNaznara referred to the information concerning the 1979 Comprehensive Plan text, which identified the location of a potential third neighborhood convenience center in the south central portion of the City. He asked specifically where this was intended to be. Commruiity Development Director Rick Kelley explained that this was intended to occur in the area between County Road 42 uid County Road 46, somewhere along either the loluuiy Cake Ridge Road or Pilot Knob Road corridor. He said that this was intended to be similar to the commercial center located at 140th Street and Pilot I~iob Road, in an area that would be expected to be contiguous to an elementary school site. This type of commercial center is designed specifically to serve the immediate retail and service needs of the adjacent residential neighborhoods. The site being discussed this evening in an industrial area does not have adjacent residential areas to provide service, and instead would be expected to "feed" off of the through traffic along County Road 42. Mark Nelson of the Holiday Company approached the podium and introduced hhmself to the Commission. He noted that at their sketch plan at a previous meeting they had stated that the purpose of this center is to serve "local" truck traffic, not the typical long haul, over-the-road semi-traIlers. He said their expected market would consist of truck traffic consisting of delivery vvrs, constmction vehicles, and service trucks which are operating in the area providing deliveries and services. He said that he does not believe that such a facility would be appropriate in the City's downtown commercial area, which is why they have selected this location. A general discussion ensuod amor~g the Conunission members about the defmition of a truck stop. Planning Commission Minutes November 6, 1996 Page 3 Mr. Kelley noted that the 1979 Comprehensive Plan did result in some amendments to the City's zoning regulations. Prior to that time, a typical motor fiael sales and service station was not allowed to have convenience grocery items. The zoning regrdations were amended to provide for motor fuel sales and convenience grocery sales in either the retail business or neighborhood convenience center zones. In essence, the City's current zoning regulations provide for both of these uses in the sazne zone, and at the discretion of the property ovtmer both of these uses can then be combined i~ito a single building. This is the manner under which the current convenience grocery- and motor fuel sales operations in the City operate. Commissioner McNamara stated that, in his opinion, it was a good idea to continue to keep these two uses separate and riot combined within the City's zoning districts and use definitions. A question arose whether or not it would be appropriate to rezone the site that the Holiday Company was interested in locating on. City Attorney Mike Dougherty noted that this would not be considered to be illegal "spot zoning" unless the property was zoned to permit uses which were not in character with the other adjacent uses. Mr. Kelley noted that a rezoning to a use or designation other than an hidustrial one would require an aniendment to the City's Comprehensive Plv~ Map. There being no additional comments from the audienoe, Chair Felkner closed the public hearing with the standard remarks. He asked Staff to present additional inforniation concerning the pro's and con's of amendinu the ordinance as requested, and also asked for Staff to include what type of reasonable criteria might be appropriate if a conditional use permit procedure is established for a convenience grocery in an industrial zone. Commissioner Edgeton stated that she did not warn to have a decision oii dns one particular development proposal to drive the City's decision on appropriate regulations in industrial districts, since any amendment here would affect all industrial zoned land in the City. SB. T3oliday Station Conditional Use Permit Chair Felkner opened the public hearing with the standard remarks. He noted that because the previous item would need to have a positive recormnendation before this item could be forwarded to the council, he would be more comfortable if the item were simply continued to the following meeting. City Attorney Mike Dougherty noted that such a continuation would actually take a fornial motion by the Commission. MOTION: Member Blundetto moved, seconded by Member McNamara, to continue this hearing to the follo~~~ing meeting. The motion carried 7 - 0. 6. LAND USE/ACTION ITEMS A. Valley Oaks Townhomes Assistant Planner i{athy Bodmer presented this item and briefly explauied the history of its review. The subject property is located on the west side of Pennock Avenue, just south of 128th Street. Planning Commission Minutes November 6, 1996 Page 4 At previous Plam~ing Conmlission meetings, the public hearing for this property was held, and because there was some concern over the location of a private driveway on the Eaton Mobile Home Park directly to the west of the subject property, the prelinunary plat and buildinuu permit authorization were tabled while the similar development request on the east side of Pemiock Avenue had previously been forwarded to the City Council. A meeting and discussion between the developer, the underlying property owner, and the owner of the Eaton Mobile Home Park has occurred, and they were not able to reach any agreement concerning the purchase of the property by the mobile home park owner. Consequently, consideration of the original development request is now proceeding. Mr. Kel]ey stated that he had spoken with both the mnderlying property owner and the owner of the mobile home park concernhig this issue, and had in fact met twice with the mobile home park owner. He stated that the mobile home park owner understands that the project will vow proceed with municipal review and approvals and that it will be their responsibility to relocate the private driveway. Ms. Bodmer noted that the site plan illustrates a total of ten townhouse dwelling waits which would be constructed with tuck under garages, and two stories above the garage for living and sleeping space. She noted that the revised plan does meet the City criteria, but that the "parcel C" area directly to the north of the platted lot abutting 128th Street should be hicorporated into the final plat. Also; some form of dense landscape screen atoug dre top of the hill next to the Eaton Mobile Home Park needs to be established. Conmiissioner McNa~nata asked the City Engineer about the grading plans, particularly the steep stopes and issues of drainage. Keith Gordon stated that wlvle he has not performed a formal review of the final plan, all of the issues previously raised and not yet indicated on the plan can be acconunodated. The developer Bill Diedrich approached the Corrunission. He noted that each of these units would contain two bedrooms, acrd that he is agreeable to beefing up the landscape materials. Mr. Gordon noted that the slopes that were greater than 3:1 need to have a planting material established on them that does riot require mowing or other maintenance. Chair Felkner wanted to emphasize the need to beef up the landscaping along the property, particularly along t]re rear. Mr. Diedrich stated that be mrderstood and was agreeable to that. He also emphasized that it is just as important to his future residents and owners to have adequate landscaping to screen the project from the adjacent mobile home park. MOT10N: Member McNamara moved, seconded by Member Edgeton to reconnnend approval of the preliminary plat, including the addition of "parcel C". The motion carried 7 - 0. MOTION: Member McNamara moved, seconded by Member Edgetoq to reconnnend approval of the conditional use permit for vinyl siding materials. The motion carried 7 - 0. Planning Commission Minutes November 6, 1996 Page 5 MOTION: Member McNamara moved, seconded by Member Edgeton, to recommend approval of the site plan and building permit authorization subject to an increase in the amount of landscaping. The motion carried 7 - 0. 6B. Fischer Market Place Assistant Planner Tom Lovelace proceeded to review the location and the nature of the project before the Commission. The property is located on 124 acres in the northeast comer of Cormty Road 42 and Galaaie Avenue. The project would enCail an amendment of the City's Comprehensive Guide Plan from the current designations of General and Limited Business, as well as Limited Industrial, to a combination of Shopping Center, Retail Business, Limited Business and General Businesses as identified in the attached map. The proposal also would require a rezoning from the existing General Industrial designation to a commercial planned unit development in order to allow a mix of cormmercial office and officelwarehbuse uses. Finally, a preliminary plat indicating a potential subdivision of the land and establislnnent of major street corridors is to be considered. Corcnnissioner Edgeton asked about the process to adopt a Planmed Unit Development ordinance and agreement. Mr. Lovelace noted that preswning that the City Council is agreeable to the project. they would ultimately have Sa1ff prepare a draft and refer tine ordinance and agreement back to Planning Commssion for their review and reconnnendation. Chair Fellcner asked if a sinular process would be involved concerning the construction and ultimate removal of the temporary access onto Galaxie Avenue, as well as the installation of the final Phase II street improveiinerits. Mr. Lovelace noted that all of these would be contained within the agreements, and that these drafts would come back to the Commission for review. Chair Fellcner asked if these t}Tes of restrictions are appropriate acid legal. Mr. Dougherty stated that they were, that the City has the authority to set conditions to limit the amount of development on a property until the necessary and appropriate identified road improvemerns are completed. This would include such a throng as the removal of a temporary road as illustrated on the plan. Connnnssioner Blundetto asked if this was true even if the necessary improvements are not on the site itself. Mr. Dougherty stated that this was stilt appropriate, as long as the conditions are clearly identified nn the agreements. Corrunissioner Edgeton asked if the pla~med development ordinance would cover the entire site. Planning Commission Minutes November 6, 1996 Page 6 Mr. Lovelace stated that the planned development would in fact cover the entire site, but would establish a different list of permitted and conditional uses within different portions of the site. Commissioner Edgeton asked for clarification concennng the maximum amount of development that eau occur on the property mrtil the final roadway improvements are constructed. Glen Van Wormer, the City's traffic consultant, approached the Commission. He noted that their fmn has reviewed several different iteratians of development plans with different sets of uses v<idi different timings for roadway access improvements. Each of these different iterations resulted in different projected traffic numbers and different levels of traffic on the varying roadways surrounding the site. The total traffic impacts cant be completely tied to a snnple raw square footage mm~ber for builduig area, but rather a combination of square footages and range of uses, Comnussioncr Edgeton stated that she wished to know specifically if the temporary road being proposed at this time, as well as the other pernianent improvements, can adequately accommodate the traffic to be generated from Phase I. Mr. Vazi Wormer stated that the -uses and locations as identified on this plan can be accoiiunodated. Jini Benshoof of Benshoof and Associates approached the podium. He stated that he is a traffic cousultarit who is employed by the Fischer group. He stated that he concurs with Mr. Van Wormer's analysis concerning the acconunodation of traf£c on the proposed initial roadway improvements. He noted that the initial Temporary access was intended to be two way, but a complete analysis indicated that the site actually fime6oned betCer, as did the surrounding roadway network, ifthis was limited to a one way entrance. He noted that Phase I contains just under 300,000 square feet of buildhig area, and that this will be accommodated by the eisting road networks. Chair Felkner noted that he had also discussed the issue of roadway hmprovements and traffic capacities with Public Works Director Dennis Miranowski, and thai Mr. Miraziowski was also comfortable with the Phase l proposal. Commissioner Oberg noted that the project will ultimately contain over 2,000 parking stalls, and that the total traffic cormt at the hrtersectiou of County Road 42 and Galaxie Avenue would be 1,200 trips per hour in the p.m. peak. He also referred to the October 28th letter from Dakota County concerning traffic issues at the Cedar Avenue and County Road 42 intersection. He thinks that this project needs to be completely thought through, azzd that the City be absolutely certain about what traffic improvements need to be installed and when, prior to arty approval for the project on this site. Mr. Benshoof stated that in their analysis, they have in fact addressed all of these needs for the Phase I development, and have indicated the process necessary to acconunodate the Phase II development for the grand total of approximately 700,000 square feet of cormnercial budding area. He stated that in addition they have accounted for roadway improvements that have already been programmed on the larger networks surrounding the site, such as the County Road 42 and Pilot Knob Road hrtersection, as well as the new intersections to be constructed at 42 (Foliage Avenue and Flagstaff Avenue), plus the improvements Co Galaxie Avenue. He noted that the traffic congestion at Cedar Avenue and Cormty Road 42 would be affected only marginally by this proposed development. He said that there remain several possible options and types of improvements that will need to be evaluated for the firture phases of development. These include such Planning Commission Minutes November 6, 1996 Page 7 things as the ultimate extension of Foliage and Flagstaff Avenues both north and south of the site to interconnect other arterial roadways which will alleviate congestion along County Road 42. Co~rutussioner Oberg stated that while he is not a traffic engineer, he does drive on the adjacent roadways, and he thinks it is important to design those improvements now. He also pointed out that there is vacant land on the south side of County Road 42, which is also likely to develop in the future and generate additional traffic. Mr. Benshoof stated that the fmal Environmental Assessment Worksheet will list the comprehensive solutions to traffic congestion issues. Commissioner Blundetto noted that Apple Valley is a growing commtimiry_ He said that if the traffic experts say that Phase I developmern can be accommodated with the list of improvements, he is okay with it. He said that Phase II development approvals can be held over until a particular solution is selected and those improvements achtally scheduled for constmction. Commissioner Blui~detto asked Mr. Gordon if the grades of the proposed road will have an adverse impact upon the existing pipelines in the area. Mr. Gordon noted that the Phase II development will involve constn~ction along the east side of the property adjacent to the Williams Petroleum Tank Fann and pipeline system. This will not occur during the Phase l development. Commissioner Blundetto then asked if the elevations selected and improved in the Phase I area will not commit the City to ultimate extension of grades that are not consistent with what Willian~s Pipeline needs to have to protect its pipes. Mr. Gordon stated that such an adverse coiiunitmeM would not happen. Commssioner Edgeton asked if the impact on the pipelines adjacent to the pond has been addressed. Mr. Gordon stated that the City has bee~i and will continue to modify the final grades around that street to avoid any adverse intrusion into the pipeline area. Commissioner Edgetctn asked if this type of approval process being considered for Fischer Market Place was not very similar Co that for the Target Greatland project whore the City was approached to approve a significantly sized development without knowing who any of the major anchors would be. Rick Kelley stated that it was a similar approval process, and an ahnosY identical situation concerning turknown anchor tenants. Commissioner McNamara stated that Lie was comfortable considering approval of the Comprehensive Plan uid other items this evening. He noted that under a Planned Development each component for constmction will still have to be brought back for review and recommendation by the Plamting Commission. He noted that while the traffic movement within the center appears to be easily accommodated on the internal roadway ^ehvork, the actual staging and specific uses on those different lots and blocks were known only in generalities at this time. He asked if the traffic analysis takes into account "worst case" scenarios. Planning Commission Minutes November 6, 1996 Page 8 Mr. Benshoof stated that the traffic projections were per the analysis by the City's traffic consultam, and that their practice is to be conservative using high side estimates. Commissioner McNamara stated that it looks like the developer is working hand in hand with the City, and that the issue of roadway improvements elsewhere is actually a City issue. Mr. Van Wormer stated that sometimes simple raw mm~bers are difficult to comprehend without a comparison. He noted that the projected traffic at the County Road 42 and Galaxie Avenue intersection is a total of 1,200 trips per hour in the p.m. peak. By comparison, on I-35W, just north of Burnsville, the traffic count is 2,000 trips per lane per hour. The intersection of County Road 42 and Galaxie Avenue, once improved, has the capacity to handle about 1,600 trips per hour in all directions before unacceptable congestion levels would occur. Mr. Van Wormer went on to state that the City of Apple Valley has created a system of streets iu its downtown co~mnercial district in order to provide a variety of alternate routes. This system helps traffic avoid major intersections such as Cedar Avenue and Comely Road 42, or Galaxie Avenue and Caunty Road 42, if the motorist so chooses. He also noted that the Environmental Assessment Worksheet must address the traffic w=hich would be generated at full development, and not simply the Phase I development. He stated that while it is true the specific end users are not known at this time, by sunply Listing the square footage of the typical uses (such as so many square feet for grocery or home electronics), they can actually come up with a very accurate estimate of the traffic that would be generated from that use. He stated that they always are conservative in their estmates. Fh~ally, he noted that it is most cost effective to coordinate the tinvng of public improvements to coincide with the construct4on of the private developmem (buildings). Commissioner Oberg asked if the amount of traffic to be generated from this proposed project would ~be the same as the Target Southport Confer area. Mr. Van Wormer stated that this phase will actually generate a little bit less traffic than exists at the Tazget Southport Center area. He noted that some of the trafc is actually "captured" from the existing pass by trips along County Road 42 and Galaxie Avenue. Chair Felkner asked if the Phase I area will function appropriately and traffic be accommodated in accordance with the drawings being reviewed this evening. Mr. Van Wormer stated that it would work with the uses and the connections being shown on the current plans. Commissioner Dowling stated that she is concerned about the level of traffic on Galaxie Avenue, especially how it might impact turning movements at the Dakota Co[mty Government Center/Library. Mr. Van Wormer noted that there would be improvements to Galaxie Avenue, including the signalization of the 147th Street intersection to the north. The existence of signals hr close proximity to this access to the Government Center on its north and south sides will help "platoon" the traffic, allowing breaks to occur and turnir~g movements to be made. Commissioner Nagler had a question ou the County Road 42 traffic with less fuming movements occurring at the proposed Foliage Avenneintersection. Planning Commission Minutes November 6, 1996 Page 9 Mr. Van Wormer stated that the plan presumes that this intersection would allow left and right turning movements in all directions, and that there would ultimately be a traffic semaphore installed at Foliage Avenue. He stated that in order to install the signal the traffic counts must meet the minimum signal warrants. Mr. Vau Wormer noted that while this intersection meets the current standards for full access onto County Road 42, the County is considering revising its spacing standards to limit full accesses to half mile spacin„n rather than this quarter mile intersection (Foliage Avenue). If such a revision occurs, this intersection would be entitled to what is referred to as a "three-quarter" intersection, allowing left turning movements off of County Road 42, but prohibiting left turning movements from Foliage. Commissioner Edgeton noted that much of this discussion is centering on why or why not the City should make a decision at this time. She does not Think that it is possible to generate any more information which could assist them in making a decision. Mr. Kelley noted that this project requires review by a variety of other local and state agencies before the project can proceed. He noted that development of this site, just as with many other sites in Apple Valley or its neighboring cormnuuities, ultimately requires the investment of resources to provide the needed hnprovements. In growing communities such as Apple Valley the demand for such improvements typically exceeds the resources so that it becomes difficult, if not impossible, to install such improveme~its before the need or demand for them is actually there. Mr. Dougherty again ieitcrated that, particularly as a Planned Unit Development, the City can place a variety of eonditimrs on the permitted development schedule related to the prograriuning of infrastructure improvements, such as roadways, that would not otherwise be available. Ron Drank of KKE Architects approached the podium. He stated that they have been working on this project for quite some time and are anxious to move ahead with the approval process. He stated that they have a number of retail users who have expressed interest in the project, but that they need some City appiovals to proceed so they can continue their negotiations. He said it is a chicken and egg situation. Commissioner Blundetto asked Mr. Krank if he was comfortable with making a conunitment to Having the 147th Street connection occur prior to Phase II. Mr. Krank stated that he was. Ralph Wagner of Probe Enghieering approached the podium. He stated that he wished to emphasize that the temporary comnection to Galaxie Avenue would not be a public street, but rather a private drive. The installation uid removal of this would not be the responsibility of the City. Mr. Wagner also referred to Lot 2, Block 5 on the preliminary plat which entails a roughly triangular shaped piece of the City s storntwater holding pond. He noted that they are anticipating the transfer of this area from the City to the developer in order to accommodate their Phase l development with locations of anchor buildings. He understands that such a transfer would be contingent upon the substitution of an equal amount of area to make up for the lost storntwater holdurg capacity. Curt Proud of Wilhams Pipeline Company approached the podium. He noted that the likely location for Flagstaff Avenue along the east side of this development would be on top of a pipeline easement that contains five active pipelines. He suggested that Oudots E and F be reconfigured to provide for potential alternate street aligmnents in this area. Connnissioner McNaanara asked how many of these pipelines were active or inactive. Planning Commission Minutes November 6, 1996 Page 10 Mr. Proud responded only one of the lines is inactive. One of them contains fiber-optic teleconununications, and the other three contain refined petrolemn products. Conunissioner McNamara asked what the planned obsolescence of these lines are. Mr. Proud stated that they do not have a defined lifetime. In some cases these pipelines can exist for 100 years prior to replacement. Commssioner Cowling stated that she still feels like they are behig rushed on tins project. She asked if there were other potential locations for the private roadway going into the Goverunent Center on the west side of Galaxie Aveime_ Mr. Kelley stated that it is possible that tins road might be turned into a right in/right out only situation via constniction of a median in Galaxie Avenue. Glen Van Wormer noted that it would also be possible to add a left in and out mid block further to the north away from the County Road 42 intetsection. Both of these solutions, however, have not been fom~ally considered by Dakota Comity. Commissiouer McNamara asked if the City knew how much tax revenue this project would generate. Mr. Kelley stated that he does not have that information with Ipm this evening, but those mm~bers have been generated. It is a significant amount. Chair Fellrner called for a recess at 9:05 pni. Chair Felkner recouvened the meeting at 9:15 p.m. After a brief discussiou concerning the Fischer Market Place project, Chair hellrner stated that he would entertain motions for its approval. MOTION: Member Edgeton moved, seconded by Member Blundetto, to recommend approval oftlie Comprehensive Plan amendment as requested. Commissioner Gowlvrg stated that while she is not opposed to the project, she camzot support an approval at this time because she does not believe that the issues of traffic and roadway networks have been worked out completely, especially along Galaxie Avenue near the entrance to the Comity Government Center. Connnissioner Oberg stated that he feels the same way. He thinks that the City has incomplete information in order to approve such a large development project. He stated, however, that he is not opposed to the use of the property for a shopping complex. The motion carried 5 - 2 (Oberg, Cowling). MOTION: Member Edgeton moved, seconded by Member Blundetto, to recommend approval of the Planned Development rezoning, including a restriction for Phase II development to be prohibited until such time as a permanent comiection of 147th Street is installed and the temporary access to Galaxie Avenue is removed. The motion carried 5 - 2 (Oberg, Cowling). MOT10N: Member Edgeton moved, seconded by Member Blundetto, to recommnend approval of the preliminary plat for nnie lots, iuchiding a requirement for com~ection of 147th Street prior to Phase II development. The motion carried ~ - 2 (Oberg, Cowling). Planning Commission Minutes November 6, 1996 Page 11 Commissioner Edgeton left the meeting at 920 p.m. 7. DISCUSSION ITEMS A: AmericInn Construction and Setbacks Mr. Lovelace noted that a letter from the contractor responsible for building the AmericInn is included in the packet, which concerns their need for the additional 3.3 foot variance. He then displayed an overhead transparency that indicated the enlazged mechanical room. Conmvssioner Blundetto stated that he does not believe that the letter prepared by Diversified Coustmction was done in a very professional ~narmer. He also said that he does not understand how the sequence of events outhiied in the letter could have occurred without it being caught by the City's Building Inspection Department. He asked that the City Building Inspection Department review this situation and respond to the Commission with an explanation. 8. OTHER BUSINESS A. Commercial Zoning Language & Uses Mr. Kelley reviewed his memo to the Conunission concerniig possible revisions to the preanlble of intent language for the commercial ioning districts, as well as the classification of permitted and conditioual uses. He asked that the Commission consider setting a publio hearing for December 12th to evaluate amendments to th'e commercial zoning districts. MOTION: Member Gowling moved, seconded by Member Blundetto, to set a public hearing for December 4th, 1996, to consider arneiicknents to the City's corrunercial zoning districts. The motion carried 6 - 0. 9. ADJOURNMENT MOTION: Member Bhmdetto moved, seconded by Member Gowling, to adjourn the meeting. Tlie motion carried 6 - 0. The meeting adjourned at 929 p.m.