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HomeMy WebLinkAbout12/03/1997CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES December 3,1997 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Chair Edgeton at 7:00 p.m.. Members Present: Karen Edgeton, Marcia Gowling, Lou Clark ,Diane Nagler, Jce McNamara, Frank Blundetto, Paul Oberg. Members Absent: None Staff Present: Rick Kelley, Tom Lovelace, Nelda Werkmeister, City Attorney Mike Dougherty, Engineering Consultant Keith Gordon, Traffic Consultant Glen Van Wormer. Others Present: See sign-in sheet. 2. APPROVAL OF AGENDA Chair Edgeton asked Staff and the Commission members if they were any changes or additions to the proposed agenda. Community Development Director Rick Kelley asked that an item 3.5 be added, "Introduction of Code Enforcement Officer". MOTION: Clark moved, seconded by Blundetto, to approve the agenda as amended. The motion carried 7 - 0. 3. APPROVAL OF NOVEMBER 19, 1997 MINUTES Chair Edgeton asked Staff and the Commissioners if they had any changes to the draft minutes submitted in the packet. MOTION: Clark moved, seconded by Blundetto, to approve the minutes as submitted. The motion carried 6-0 (1 abstention-McNamara). 3.5 INTRODUCTION OF CODE ENFORCEMENT OFFICER Kelley stated the City Council authorized transfer of the fire inspector to became afull-time code enforcement person. Mike Hammerstad will provide emphasis on the downtown in conjunction with the community policing officer. Edgeton welcomed Hammerstad. In follow-up to discussion at the meeting of November 19, Blundetto stated that Coast to Coast does indeed bring all equipment inside the budding at niglrt. 4. CONSENT ITEMS A. Rear Yard Setback Variance for House Addition at 13660 Gurney Path MOTION: Clark moved, seconded by Blundetto, to approve the setback variance as requested. The motion carved 7-0. Planning Commission Minutes December 3,1997 Page 2 5. PUBLIC HEARINGS Sales A. Cenex Petroleum Conditional Use Permit for Outdoor Propane Tank, Display and Edgeton opened the public hearing with the standazd remarks. Tom Lovelace introduced the item, then deferred to the petitioner. Doug Klotthor, general manager of Cenex Petroleum, stated that Cenex and city staff prefer Site 1. Cenex agrees to comply with all of staffs recommendations. McNamara asked about the height ofthe tank and whether the 4 foot requirement for pedeslriau access was applicable. Klotthor said the height of the tank was approximately 4 feet, and Lovelace confinued the 4 foot pedestrian access was required. Mark Ceminsky of 14625 Hallmark Drive asked if we as a city are going to pile stuff in front of store fronts. He also expressed concern over the location ofthe proposed propane tank in proximity to a power transfer station. Lovelace responded that the fire rnarslrall's review found the tank location to be adequate, and that PD No. 254 allows outdoor display of merchandise as a conditional use. Kevin Sexton, manager of Farmers Union Coop, said there is a specific fire code for propane, and that the Cenex proposal exceeds the fire tale requirements. Oberg expressed concern that a relatively mhior accident could result in a vehicle hitting the tank. Sexton stated barriers aze required so that vehicles won't be able to strike the tank. The public heazing was closed at 7:15 p.m. with the standazd remarks. 6. LAND USE/ACTION ITEMS A. Wal-Mart's First Addition Kelley irtroduced the item and pointed out some of the changes from the initial proposal: 2 auxiliary lots instead of 3; raised height of berm on the west side; increased landscaping, including two alternating rows of 8-foot evergreens and scotch pines. He pointed out that the azea in the southwest comer of the pazcel is large enough to be subdivided in the fixture. Glen Van Wormer, traffic consultant for the city, displayed traffic count projections based on a worst case scenario which assumed an addition to the proposed 129,723 s.f. store. Trips per day projected equated 10-10,500. The main concern as far as traffic generation occurs during the PM peak hour, or 760 trips. Traffic courrts shown included those applicable to the current proposal, and a comparison to the original proposal which included an addifiona175,000 s.f. Pass-by traffic makes up 25-30% of total. The greatest impact projected is at CR 42 and Pennock, where 3300 vehicles more per day could pass. A traffic signal had been planned for Pennock and 147th Street when development ofthe Planning Counmission Minutes December 3,1997 Page 3 proposed pazcel occurs. Van Wormer stated there should be ample capacity to handle the additional traffic The intersections control the capacity more than the width of the streets in this situation. Kelley addressed the public hearing concerns included in the staff report. In regard to the variance for the TLE (tire/lube%xpress), Kelley stated the petitioner can request equitable treatment which may be deemed a hazdship. Kelley also showed an overhead demonstrating how the health, safety and welfare of the citizenry is embodied in the standards of each local regulation: subdivision, conditional use permit, site plan, and variance. Ray Frankenberg, site development engineer for Wal-Mart, introduced himself and his supervisor Mr. Ghadimkhani. Frankenberg showed samples of the building materials and the location of each material within the building and screening design. He pointed out the screeiriug wall on the north side varies in height to break up the largeness of the building. The landscaping plan includes 710 shmbs, in addition to trees and grass. He said the roadway was evaluated and designed for a use such as Wal- Mart. Sidewalk locations were shown. Frankenberg said Wa1-Mart would prefer not to put sidewalks through the pazking lot because of the difficulties both with snow removal and drivers being able to see it if covered with snow, but he is willing to work with staff on that. He closed saying this a good wmmercial location and they request approval so that building can begin in eazly spring for an October 1998 opening. Gowling left the meeting at approximately 8:00 p.m. Edgeton directed the Couunissioners to limit their questions to the category of discussion at the time. Traffic and Road Issues. Blundetto asked where delivery of TLE supplies would betaken. Ghadimkhani said occasional deliveries are received at the TLE and others at the regulaz docks on the north side of the building. To Van Wormer he asked if tracks and tractor trailers were taken into account in detem~irring trip numbers. Van Wormer said yes, formulas reveal 3-4% average of commercial trucks. Ghadirnkhani said track deliveries average 2 per day, with peaks of 20 trucks per week. Van Wormer also clarified garbage trucks would come in on 147th from Pennock. When asked if there was any provision for bicycles, Frankenberg said there were no bike racks shown on the plan, but they can put them in front of the store. McNamara. said he thought Van Wormer was looking for projected capacities. The Level of Service Analysis (LOSA) addresses existing volume. Van Wormer said that would require a comprehensive transportation plan for the city. He can look at what piece of the pie is built on and what is left. McNamara expressed concern about increasing traffic on Pennock Avenue, where there is not a lot of relief in a short distance. Van Wormer pointed out the right-in/right-out only locations and signal recommendations to provide that relief, and that Pennock serves as a collector street only in the general business district azea. Nagler stated the Ring Route's purpose is to facilitate traffic in and out. The goal is to connect streets and neighborhoods whenever possible. She said we should be looking at desired capacities to assess the long-term effects. She expressed concern of masing out the road capacity. In reference to the PD, 4A, which restricts access, she asked what is considered private access. Kelley clarified that access will line up with existing intersections onto roads having a rightof--way (ROW) width of 80 feet or Planning Commission Minutes December 3, 1997 Page 4 greater. Pennock's is 80 feet; 147th Street's is 64 feet. Nagler said the CR 42 corridor study might change the 147th Street intersection. Kelley referred to the letter in the packet from Charles Siggemd, division engineer for Mn/DOT Metro Division. Nagler asked if track access to the residential azea on 147th could be limited. Van Wormer responded a left turn restriction island was possible, but that would result in trucks having to make a right fora from 147th Street, which would not be a solution to limiting traffic on 147th Street. Oberg said he echoed what McNamara and Nagler said. Traffic studies should take into account future development, beyond a single development. Edgeton asked Van Wormer to explain his comment that if it were Gakixie (vs. Pennock), it would be a different story. Van Wormer explained that Pennock basically stops at Whitney on the south and 140th on the north, whereas Galaxie connects with other cities as a through street, so traffic in those cities would haue an impact on Apple Valley. Edgeton asked if there were any figures on what traffic a Galleria would generate vs. Wal-Mart. Van Wormer said no, you have to know the composition of stores to come up with a comparison. Tn regazd to trips per day road capacity, Edgeton queried if we are at or approaching our limits. Van Wormer stated a 2-lane roadway can accommodate 8000 vehicles per day, whereas a 4-lane can carry 16-20,000 per day. In fiuther response to Edgeton, he said the signal cycle lengths can be adjusted to minimizr. delays of left toms onto CR 42 from Pennock. There will be occasional instances where a person wilt have to wait fora 2nd signal to get through the intersection, as is currerrtly the case at other intersections. Edgeton queried how common it was to do a comprehensive traffic study for a city, and whether one was done at the time these roads were put in. Kelley commented that an evaluation of the downtown commercial azea was done in conjunction with the design of the roads in 1990. When Edgeton asked what°s changed, Kelley stated that development anticipated is now occurring. In response to the concern about gazbage trucks for the Carrolton Estates townhomes backing onto the site, Van Wormer responded that the situation should not be much different than what the tracks are facing today. service and Nagler stated that, according to the Downtown Design Guidelines, the northwest quadrant was specialty retail be mostly fast foods"That's a change." The size ofthe Wal-Mart could be different than the size (see minutes development anticipated at the time of zoning the pazcel. Kelley stated that the minirnum building size o f 12 / 17 / 97) for this Planned Development was established as 50,000 s f. In answer to additional questions by McNamara., Van Wormer specified that specific trip generation data for other stores was used in addition to the discount store data from ffE (Imernational Traffic Engineers). Ghadimkhani stated that Wal-Mart Stores cooperated extensively with TI'E. Additional questions were posed by the Commissioners. Van Wormer answered that the left- tum concrete barrier on 149 1/2 Street would be raised orpie-shaped. Blundetto stated he thought the track traffic was being trivialized. Van Wormer said that track traffic is a small percentage overall; one truck is equal to about 8 cars. His worst case scenario numbers already included the assumption that the Wal-Mart store would be expanded in size. Ghariimkhani said his estimate of 2 trailers per day was based on Wal-Mart tracks and did not include other vendors like pop and chips. Planning Commission Minutes December 3,1997 Page 5 Site Plan Details Clark said he didn't feel this was the best site and wanted to know why Fisher Mazketpkuz was not considered. GhadirrrkLani said someone else in the company is responsible for selecting sites based on demographics and other criteria. IIe stated they believed Wal-Mart would be a positive force in the epmm„nity and gave examples of that. In response to additional questions by Clark, Frankenberg said the middle section between Lots 2 and 3 would be seeded and used as a snow stacking area for now. It is typical for Wal-Mart's to keep a sight comdor. Kelley verified that Wal-Mart could expand in the future without a public hearing, unless an additional subdivision or conditional use pemut was requested. Nagler expressed concern for safety, particularly in allowing parking along the aisle on the east side, and the proximity of the outdoor display azeas to traffic and parlang. She also noted that the actual number of parking spaces at the Eagazr store was not provided in the packets. Finally she asked if the landscaping confnrrns with the criteria of the PD, and why there wasn4 bemung along CR 42 as required. Kelley said that trees were previously installed as part of the Ring Route. The County no longer wants berms along the county roads. Kelley also noted a similar circulation pattern exists at Cub in that you have to turn left or right with an island upon entering from 153rd Street. McNamara disagreed with Kelley's comparison of the T-handle and asked how long a distance a vehicle has in deciding to turn left or right. Kelley said about 200 feet. Frankenberg wnfinned that the landscaping is irrigated. Discussion ensued as to the requirements of a preliminary plat, and whether possible expansions should be included. Dougherty stated the layout of the lots is required, but not the buildings. Kelley stated the plan meets the current criteria, and that this Planned Development has its own building material standazds. Blundetto suggested a different spot be used for snow. Frankenberg concurred that the green area on the west side would be a better choice. Fdgeton asked Van Wormer if he had a problem with the parking lot entrance. Van Wormer said it was their suggestion to aIlow customers to turn right or left upon entering. It reduces a lot of conflict. He also said there could be a raised island next to the gazden center. Edgeton also asked if it would be a problem to add a row of pazking on the west side and eliminate the safety problems on the east side. Nagler expressed concern that parking spaces are eluninated during season sales. Frankenberg said no pazking spaces are eliminated during peak periods. Kelley noted that Bachmann does not meet the old county berm requirement, and that Ring Route amenities would not be added along CR 42, but that there is an existing sidewallc. A recess was called at 9:35 p.m. The meeting was reconvened at 9:45 p.m. 1n response to various landscape concerns, Frankenberg said they are using 3-inch caliper deciduous trees versus the typical 1 1/2-2 inch caliper. Landscaping materials aze guaranteed for 2 years, and there is a 1-yeaz maintenance agreement on sod. The large grass azeas will include 6 inches of topsoil and be seeded twice. Irrigation of the grassy azeas is not generally done in the Midwest. Storage Planning Commission Minutes December 3, 1997 Page 6 of snow in those azeas does not typically resuh in killing the grass. Kelley said validation of the 2 1/2% landscape requirement is done when a building pernut application is placed.. In response to McNamara's questions about container screening, Nagler's concern about compactor noise and site lines, and Edgeton s inquiry as to the acceptability ofthe city's cart corral specifications, Frankenberg stated that pallet storage and cazdboazd bale storage would occur on the northwest. The compactor is on the northeast, used tires are stored inside; used batteries aze inside the screened TLE azea. The trash compactor is hydraulic, quieter than tracks. He clarified there would be a 3-foot high fence on top of the wrought iron wall on the east side. His main concern with the cart corral was the difficulty in snow removal because of the curbing required. Frankenberg also clarified that 16 of the 21-foot high building would be screened firoru the west as a resuh of the berm and trees atop it. CUP/Variance See attached addendum per minutes of 12/17/97 Discussion ensued as to what circurustauces require a CUP and what circumstances require a variance. Dougherty clarified. There was additional discussion as to the appropriateness of a variance request for the TLE. Dougherty stated that a detemvnation had been made that a variance was the appropriate avenue for such a request. The petitioner was asked to state their hardship, and staff was asked if there were sinrilar circumstances at any other stores. Ghadixnkhani said not having a TLE conflicts with their business plan and would impact their stores. There were differing opinions among Comu~issioners as to whether trailer storage was a conditional use. Edgeton stated it was the opinion of the attorney and city staffthat the trailers aze considered "outdoor display" and thus allowed as a conditional use. Commissioners can express their interpretation by their votes and the reasons for their votes. Edgeton asked for staff clarification of the state statute requiring action on certain items within a specific time frame. Kelley stated issues regarding site plan, CUP and variances must be reviewed within 60 days. Otherwise, the project is approved by default. There is a provision for an additional 60 days for consideration if more information is needed to make a decision. It was Kelley's opinion that all the information that is gem~ane to the issues has been provided. The 60<lay period expires December 24. If no action is taken this evening, the next available City Council meeting would be December 23. Edgeton opened the floor to the public to listen to any new comments not previously expressed at the public hearing of October 15. John Bergman of 14691 Guthrie Avenue read from a prepared memo addressed to the Governing Body for the City of Apple Valley, dated December 3, 1997, which by reference is a part of these official minutes. hi response to the question of who pays for the improvements, Kelley said all would be assessed and paid for by Wal-Mart. It has not been detem~ined how aright-turn diverter at Haven would be financed. Edgeton reviewed the unanswered questions section of the prepared memo to make a detemunation of what questions remain to be addressed at this time. Kelley stated that right-turn only on 149th from Bmeggers will not be a condition of approval since that is not in Wal-Mart's control. He went onto say signage pemuts aze an administrative procedure. Frankenberg said they have no plans for a signage variance. Van Wormer said he thinks the plan will operate reasonably, and that deliveries to the outlots will actually be easier than McDonalds in Times Squaze, for example. Dougherty clarified that if a project does not have preliminary plat approval, a moratorium could have an effect. Planning Commission Minutes December 3, 1997 Page 7 Kelley also noted that staff's recommendation includes an access restriction easement as a condition of the preliminary plat approval. An asphalt sidewalk connection was recommended because development of the other lots is unspecified at this time. Ann Larson of 14669 Harrington Place said the city should consider acquiring the land for itself since we don't have a city square. Jeff Klomstad of 7907 147th Street said he felt the variance should be denied because Wal-Mart has failed to bring a hardship. He also asked how outside storage trailers walled in can be considered "displays". Kelley responded that is the way the city has dealt with outdoor storage historically. Klomstad also asked if the city would look at doing a comprehensive traffic study. Kelley reiterated that the Fischer Marketplace project had its own environmental review process. The transportation plan as a part of the city's comprehensive plan will be reviewed and updated before the aid of 1998. Pat Galligan of 7967 Upper 146th Street thanked the Commission for the oppomurity to be heazd. He didn't feel the property values question posed by Oberg had been addressed and wondered about the time frames for action on the project. Kelley stated there was an article by a real estate appraisal company regarding the property values question contained in the packet. The article indicated that the change in value occurs at the time of the zoning, not at the time of construction. Kelley said the time frarnes depend on the Planning Commission s action. If the Planning Commission deternmied that something more needs to be looked at, an additiona160 days to make a final decision (by City Council) could become available. Delays by a petitioner are pulled out of the equation. Mazk Caninsky of 14625 Hallmark Drive said that MnDOT's controlled intersections have to be one-half mile apart, and that CR 42 could become substandazd. He also expressed concern over the size of the trailers proposed to be stored and whetherthere would be enough room for them and for unloading. Kelley noted that the half-mile spacing requirement does not relate to ci streets. He wart on to say the trailers set about 8 feet high, and that the traffic consultant had evaluated the situation and said it would work. Cerninsky also expressed concem that the traffic onto Pennock Avenue would have the same problem as coming out of Times Square; he also wondered about the building colour and excessive height of the building. Edgeton noted that the color is required to be in the block versus a painted surface. Kelley explained that the height of the ceili is restricted to 20 feet. Ceminsky also asked if children being picked up by school buses had been considered. Galligan asked if closing off Guthrie and Hauen had ever been considered. Kelley said "no'". Edgeton asked if the city had ever requested the school not pick up on certain streets. Kelley replied, "not that I know of." Finally, Ceminsky stated that all the Wal- Mart's he's seen have been in high traffic azeas that are commercial, not residential, and it would be nice to have that taken into consideration. Doug Allen of 7930 Upper 145th Street recited the number of buses in and out of Apple Valley High, Valley Middle, Westview, Southview and Cedaz Park Allen said buses stop at every intersection, but they don`t acU.ially stop on 147th. He also noted that several sports teams are using the area for training, and that AVHS issues 400 parking permits every trimester. Ann Larson said that buses do use 147th Street. Planning Commission Minutes December 3, 1997 Page 8 Cheryl Clark of 7929 147th Street asked if the trash compactor would be running in the middle of the night. Frankenberg replied that it will be heavily screened, and the exact hours of its operation would be determined by the store manager. Len Lipovsky of 14741 Guthrie Avenue said it would be a big lift and benefit to our community for Wal-Mart to locate here, that Menards is to locate at Fisher's, and that dropping the supercenter should help the traffic. He went onto say that Galleria-type businesses go out of business in a short time and don't look good on the back. He asked if Wal-Mart would be open 24 hours. Frankenberg said he didn't know for sure, that our society is bewming more and more a 24-hour society. Mazcie Lovejoy of 14718 Guthrie Avenue expressed concern about noise, and its worsening if a grocery is added down the line. Are restrictions possible as part of the approval? Edgeton said we do not restrict retail hours in other parts of the city. She also stated the petitioner has indicated the trash compactor is surrounded by walls for visual and noise mitigation Raleigh Crawford identified hirnself as the attorney for the owners of the property. He stated that in order to interpret the ordinances differently than staff and consultant and attorney you have to make findings and have some kind of basis to make such an interpretation. He asked if there was any contrary evidence that he had not seen. Dougherty concurred that findings must be based on facts. He said, "If you deny, you have to have a fact." Frankenberg snmmari~e~i that Wal-Mart agrees to adding sidewalk, cart corrals, landscape in from of its lot azea on CR 42, to move snow removal from that lot to the green space, and to extend the island north at the entrance. They aze also willing to add pazking. Edgeton asked the Conmiissioners if they were prepazed to vote. Blundetto: prepared to vote. McNamara: prepared to vote, but he said he sees a need for additional traffic study. The last. EAW was done in 1985 which included traffic projections, that. we need. to consider growth. Nagler: agreed with McNau~ara, need an idea of figure plans for the development. Oberg: prepared to vote, feels there aze inconsistencies. Clark: sees 5 issues; would have to vote no; sees no evidence for a variance for service bays; and he disagrees that the trailer storage area is an outdoor display. Edgeton: have had a lot of information, been sworn to uphold the laws of the State of Minnesota; the project meets the guidelines of the PUD and downtown design guidelines. She went on to say what city staff and consultams and city attorneys think mean a great deal; this is what they aze trained to do; prepared to vote. Dougherty clarified that separate votes may be taken on each of the conditions related to the CUP. MOTION: McNamara moved, Oberg seconded, to stay approval of the preliminary plat and move we request as a city additional traffic information and extend consideration 60 days. Dougherty stated it is necessary to specify why additional inforxation is needed. Concern was expressed by Blundetto, Clazk and Edgeton that delaying a decision could result in Wal-Mart's approval by default without any of the conditions and enhancements discussed being implemented. McNamara reiterated the need for traffic analysis with and without the project, including 5-year projections. Blandetto asked that this statement be part of the record, "We aze putting our community and ourselves at risk by delaying" and Edgeton concurred. Oberg said the mere fact of making and passing the motion in and of itself is reason. Dougherty stated that it is correct to the extent that you articulate what is asked Planning Commission Minutes December 3,1997 Page 9 and is directly related to the application. Dougherty also noted that an extension can be challenged. Edgeton questioned whether traffic is a valid concern in approving a preliminary plat. Nagler pointed out that access is also supposed to be considered. Dougherty verified that four votes aze needed to pass the motion. Motion defeated 2-4 (Clark, Edgeton, Blundetto, Nagler). MOTION: Blundetto moved, seconded by Clark, to approve the preliminary plat, subject to dedication of crossilriveway easements; 147th access restrictions; berm scenic easemert; and municipal improvements as stated in staff recommendations. No recommendation 3-3 (Nagler, McNamara, Oberg). MOTION: Blundetto moved, seconded by Clark, to recommend approval of a conditional use pemut for a permanent gazden store. McNamara wondered about adding the condition that it be reviewed on an annual basis. Kelley responded that staff review of compliance would take place, but that the conditions run with the land. Motion tamed 4-2 (Nagler, Oberg). MOTION: Blundetto moved, seconded by Clark, to recommend approval of a conditional use pemut for 2 seasonal sales areas (spring and fall). Motion defeated 2-4 (Oberg, Nagler, McNamara, Clazk). MOTION: Blundetto moved, seconded by McNamara, to reconunend denial of a conditional use pemut for 6 storage trailers. Blundetto stated he wants Wal-Martin the community, but from what he has seen he doesn't think it's an appropriate storage facility. Edgeton stated that with the 13-foot walls nobody will seethe trailers unless they are trespassing. Motion carved 5-1 (Edgeton). MOTION: Blundetto moved, seconded by Clark, to recommend denial of a variance for 6 auto service bays because a sufficient hardship was not demonstrated. Motion carried 6-0. MOTION: Blundetto moved, seconded by Edgeton, to recommend approval of the site plan/building pemut authorisation, subject to deletion of the TLE (tire/lube/express) and staff recommendations, including additional pazking. Nagler stated the site plan does not maxirciize the city's interest in the public s health, safety and welfare, particularly if it's going to be a 24-hour store. McNamara again expressed his concerns for the pazking lot and its design, but stated the building was fine. Fdgeton said Wal-Mart has met the criteria of the code, dowrrtown design guidelines and the spirit and irrtent of those. She went on to say they have done everything we asked them to do, that we haue a far nicer project than when Wal-Mart walked in the door. Clark said until he sees the final plat layout with the cltiwges he doesn`t feel comfortable saying yes or no, but that Wal-Mart has made a good faith effort. Planning Commission Minutes December 3, 1997 Page 10 Motion defeated 2-4 (Oberg, Clazk, McNamara, Nagler). The issue will come before the City Council at their next meeting on December 11th. 7. OTHER BUSINESS -None - 8. ADJOURNMENT MOTION: Oberg moved, seconded by McNamara, to adjourn the meeting. Motion carried 6-0. Meeting adjourned at 12:35 a.m. Addendum to Page 6 Planning Commission Minutes of December 3, 1997 CUP/Vaziance Nagler pointed out: a) A vaziance request to change the use of a particular property should be treated as rezoning. b) Economic conditions alone should not constitute an undue hazdship where reasonable use of the property exists under terms of the ordinance. c) Because certain action in one situation is taken on a variance does not set a precedent that binds the Board on another.