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HomeMy WebLinkAbout1B, Multi-Family Dwelling Regulations Discussion ,-ARQEN,HILLS Request for Council Action 1 B i Prepared By: Meagan Beekman, City Planner Work Session Date: January 22,2013 Multi-Family Dwelling Regulations Discussion Budgeted Amount: Actual Amount: Funding Source: N/A N/A N/A Discussion Topic: Discussion on multi-family dwelling regulations. Supporting Documents: 1. Memorandum dated January 22,2013, from Meagan Beekman, City Planner. 2. August 8, 2012,Report to the Planning Commission. 3. Ordinance 12-007,Adopting Regulations for Multi-Family Dwellings in the City. 4. July 11,2012,Planning Commission Meeting Minutes. 'It EN HILLS MEMORANDUM DATE: January 22, 2013 TO: Honorable Mayor or City Councilmembers Patrick Klaers, City Administrator FROM: Meagan Beekman, City Planner SUBJECT: Multi-family Dwelling Regulations Requested Action Review the history of the adoption of the Multi-family Dwelling Regulations on September 24, 2012. Background At their June 25, 2012, regular meeting, the City Council approved a city-wide moratorium on multi-family dwelling units while the City conducted a zoning study to look at possible design standards. At their July 11, 2012, work session, the Planning Commission reviewed the scope of work for the zoning study and provided direction to Staff on high priority items. Based on that discussion, recommendations from the League of Minnesota Cities, and a review of other communities' codes, Staff prepared draft regulations of design standards for multi-family dwellings. The draft was then presented to the Planning Commission at their August 8, 2012, work session (Attachment A). The minimum unit size requirement was included in the original draft of the regulations that was presented to the Planning Commission. The Planning Commission did not recommend changes to that particular regulation at their August 8'meeting. Staff then revised the draft regulations based on the Planning Commission's comments and presented them to the City Council at their August 20, 2012,work session meeting. The Council provided additional direction and revisions, included suggested changes to the minimum unit size requirement in order to add clarity to the regulation. The Council then directed Staff to move forward with a Planning Commission review and public hearing. City of Arden Hills City Council Meeting for January 22, 2013 P:WlanningWlanning Cases 12012112-014-Zoning Code Amendment-Multi family Housing(CLOSED)101-22-13-CC Work Session Memo- Multi family Regulations.doc Page 1 of 2 Based on the suggested changes made by the City Council, Staff revised the draft regulations and presented them to the Planning Commission at their September 5, 2012, meeting. The Planning Commission reviewed the documents presented, held a public hearing, and voted 3-3 to approve the regulations as presented. At their September 24, 2012, meeting the City Council adopted the regulations as presented by Staff(Attachment B). The regulations required new multi-family dwelling units to be approved through a conditional use permit (CUP) process, and set up certain design standards as criteria for the CUP review. The review criterion includes, among other things, a minimum unit size of 600 square feet for efficiency units, with an additional 100 square feet for each bedroom included in the unit. When the moratorium on development of multi-family dwelling units was lifted on October 29, 2012, Councilmember Holden requested, and the Council agreed, to have a work session discussion and review of the approved multi-family dwelling regulations, specifically as it relates to minimum dwelling unit size. Discussion The minimum unit size for multi-family dwellings was first discussed by the Planning Commission at their July 11, 2012, meeting (Attachment Q. The Planning Commission generally agreed that there should be a minimum unit size; however did not reach a clear consensus on what an appropriate minimum unit size should be. Staff presented draft language to the Planning Commission at their August 8' meeting regarding minimum unit size that mimicked the City of Burnsville's regulations, though Brooklyn Park also increases the minimum unit size requirements as the number of bedrooms in the unit increases. Requested Action Review the history of the adoption of the Multi-family Dwelling Regulations on September 24, 2012. Attachments A. August 8, 2012, Report to the Planning Commission B. Ordinance 12-007, Adopting Regulations for Multi-family Dwellings in the City C. July 11, 2012, Planning Commission Meeting Minutes City of Arden Hills City Council Meeting for January 22, 2013 P:IPlanning0anning Cases12012112-014-Zoning Code Amendment-Multi family Housing(CLOSED)W-22-13-CC Work Session Memo- Multi family Regulations.doc Page 2 of 2 Chair Clayton Larson 'It 1245 W.Highway 96 Commissioners Arden Hills,MN 65`112 Angela Harries AVEN HILLS 651.792,7800 Andrew Holewa www.d.arden-hillsmmus Samuel Scott Arden Hills Roberta Thompson Clayton Zimmerman Planning Commission Janet Stodola (Alternate) Work Session August 8, 2012 City Vision A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Regular Planning commission Convenes Immediately Following Regular Meeting Call to Order—Role Call I. APPROVAL OF THE AGENDA 2. Discussion Items A. Planning Case 12-014- Multi-Family Dwelling Design Standards Discussion 3. COMMENTS AND REPORTS A. Planning Commission Comments B. Staff Comments 4. ADJOURNMENT A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http://www,ci.arden-hills.mn.us/planninacases HILLS MEMORANDUM DATE: August 8,2012 PC; Agenda item 2*A TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Zoning Study Discussion—Multi-Family Design Standards Requested Action Review draft design standards and provide feedback and direction to Staff. Background At their June 25, 2412, regular meeting, the City Council approved a city-wide moratorium on multi-family dwelling; units while the City conducts a zoning study to look at possible design standards. While the moratorium can last up to one year, the Council directed Staff to move forward quickly and bring;forward any proposed zoning code amendments as soon as possible. At their July 11, 2012, work session, the Planning; Commission reviewed the scope of work for the design standards study and provided direction to Staff on high priority items. Staff has since prepared draft regulations of design standards for multi-family dwellings in the City(Attached). Discussion Based on the Planning; Commission's July 11, 2012, discussion, Staff has prepared a draft ordinance that addresses multi-family design standards. The regulations include items related to the following. + Added definition for kitchen facility • Added definition for Court City of Arden Hills Planning Commission Work Session fir August 8,2012 P.kPlanninglPlann*Cases12012V-oning Coda Amendment-Ahtulti family Housrxgt07-11-12- PC,Ltenro-Multi family zoning siudy doc Page l of 3 • Added definition for Enclosed parking • Minimum units sizes • Participation in the Ramsey County Sheriffs Crime Free Multi-housing Program, which would include submission of a security plan and lighting plan. • Access to natural light • Parking requirements • Common area requirements — minimum common area space would be based on a percentage of minimum required lot area,similar to the park dedication requirement. • Percentage of efficiency apartments allowed within a specific development • Minimum bike parking requirements • Window covering requirements — Staff was not able to identify any other cities that regulate the aesthetics of window treatments. Staff has sent a copy of the draft regulations to the City's Attorney, as well as the League of Minnesota Cities to get feedback. While the League has not yet responded to the inquiry, the City Attorney has reviewed the regulations and does not have any immediate concerns at this time with any of the draft language. At their July work session, the Planning Commission requested market information on rental vacancy rates in the metro area based on unit sizes. Staff has not been able to find any official market studies that would include this information. Staff was able to find newspaper articles about the rental market in the Twin Cities, all of which describe a booming rental market, with high demand for all unit types. Staff was not able to find any documented information about crime rates in rental housing as they relate to unit size; however, Staff has asked the Ramsey County Sheriff to comment on this topic. Items not addressed in the proposed regulations include: * Distinguishing between senior and regular units in terms of different requirements for each. * Additional interior unit requirements such as dishwashers, ceiling fans, air conditioners, etc. * Penalties to property owners for falling out of compliance with the Crime Free Multi- housing Program. Staff hopes to gather additional information about this issue from the Ramsey County Sheriff's Department Additional discussion may be required on these items. City of Arden Hills Planning Commission Work Session far August 8,2012 P:Wlannin&Awning CaseA20120onft Code Amendment-Multi family ffousingIO7-11-12- PC Memo-A&III-familyzonftswdy.doc Page 2 of 3 Next Steps Based on the discussion with the Planning Commission, Staff will revise the draft regulations. Staff then intends to send out copies of the draft regulations to identified stakeholders for comment and feedback. The draft regulations will then go to the City Council for a work session discussion on August 20, 2012. Provided discussions go well, and Staff is given clear feedback, a proposed ordinance amendment could go to the Planning Commission for formal review and a public hearing as early as September 5,2012. Requested Action Review draft design standards and provide feedback and direction to Staff. Attachments Draft Revisions to Sections 1305.04, 1325.05, and 1325.06 of the Arden Hills Zoning Code City OfArden Hills Planning Commission Work Session far A zigzat 8, 2012 P:kPlanningiNanning CasesI2012Vaning Cbd Amendment-Multi family HousingI07-11-12-PCAfemo-A&W-famity zoning study.doc Page 3 of 3 City of Arden Hills Chapter 13 Zoning Code Section 1325-General Regulations 1305.04 Definitions. Subd. 45 Cooking Facilities. Any room or portion of a room principally used, intended,or designed to be used for cooking or the preparation of food. In addition to the requirements of the Minnesota State Building Code, a cooking facility shall include a range, oven, and minimum ten (10) cubic foot refrigerator/freezer. Subd. 47 CourL An uncovered area partly or wholly enclosed by buildings or walls and used primarily for supplying access to natural light to abutting buildings. Subd. 70 Enclosed Parking. A structure used for the storage of a vehicle which must be covered and completely enclosed by walls or doors on four sides. 1325.05 Design Standards Subd. 7.5 Design Standards for Multi-family Dwelling Units. A. Minimum Unit Size. six hundred (600) square foot minimum floor area for efficiency apartment units,plus one hundred (100) square feet for each additional bedroom. Garages, breezeways, hallways, balconies, and porch floor spaces shall not be credited in determining the required floor area of units. B. Crime Free Multi-housing Program. Owners and operators of multi- family dwellings created after October 1, 2012, shall maintain participation in the Ramsey County Sheriffs Crime. Free Multi- housing Program. Participation shall include: 1. A complete security plan submitted at the time of the development proposal, subject to the approval of the Ramsey County Sheriffs Department 2. Implementation and maintenance of a photometric plan which is in compliance with the recommendation of the Ramsey County Sheriffs Department. Compliance with this requirement shall be in addition to any maximum lighting requirements, as described elsewhere in the City's Zoning Code. C. Access to Natural Light. Each dwelling unit shall have a glazed opening for access to natural light facing directly to the outdoors or a court. Section 1325-General Regulations DRAFT-Lost Revised:07-17-12 City of Arden Hills Chapter 13 Zoning Code D. Parking, A minimum of one enclosed parking stall shall be assigned to each dwelling unit. Enclosed parking structures shall be attached to at least one of the principal structures to which parking is being provided. E. Common Area. At least ten (10) percent of the required minimum lot area of each multi-family dwelling site shall contain a combination of usable indoor and outdoor common space which shall primarily be used by residents of the development for the purposes of leisure activities. F. Efficiency Apartments. Except for senior citizen housing, the number of efficiency apartments in a multiple dwelling shall not exceed ten(10)percent of the total number of apartments. In the case of senior citizen housing, efficiency apartments shall not exceed twenty five (25) percent of the total number of apartments. G. Bicycle Parking. A minimum of one enclosed and secured parking stall shall be provided for every dwelling unit. H. Window coverings. All windows which are visible to the outside shall be provided with window treatments. Window treatments shall be consistent throughout each multi-family dwelling structure or development. 1325.06 Requirements for Parking, Loading and Circulation. (Revised 04128108) Subd. 1 Off-Public Street Parking. I Off Street Parking Spaces Required: wy M Dwelling, single and two-family 2 for each dwelling unit 1.25 for each studio and I bedroom;2.25 for Dwelling,multiple family each 2+bedroom;and .25 per dwelling unit for visitor parking Section 1325—General Regulations Adopted: November 13,2006 Page 2 oft ORDINANCE 2012-007 STATE OF MINNESOTA COUNTY OF RAMSEY CITY OF ARDEN HILLS ORDINANCE NO. 2012-007 AMENDMENTS TO ADD SECTIONS 1305.04 SUBD 70 AND 1325.045, AND TO AMEND SECTIONS 1320.05 AND 1325.06 SUBD 1.J OF THE ZONING CODE REGARDING MULTI-FAMILY DWELLING UNITS IN THE CITY. The Arden Hills City Council Ordains: Section 1305- Definitions 1305.04 Definitions. Subd. 70 Enclosed Parking. A structure used for the storage of a vehicle which must be covered and completely enclosed by walls or doors on four sides. Section 1320—District Provisions 1320.05 Land Use Chart. -1 E -2 -3 -4 NB 13-1 : -2 = .3 -4 1 ; Dwelling; multiple family C C CL ' C C C P Section 1325-General Regulations 1325.045 Multi-family Dwelling Units Additional Conditional Use Permit Criteria. Subd. 1 Minimum Unit Size. Each multi-family dwelling unit shall be a minimum of six hundred (600) square feet plus one hundred (100) square feet for each bedroom. Garages, breezeways, common hallways, balconies, and porch floor spaces shall not be credited in determining the required floor area of units. Subd.2 Security Plan Component. A complete security plan shall be submitted at the time of the development proposal,subject to the approval of the Ramsey County Sheriff's Department Subd.3 Lighting Plan Component. A complete photometric plan shall be submitted in compliance with the recommendations of the Ramsey County Sheriff's Department. Compliance with this requirement shall be in addition to any maximum lighting requirements, as described elsewhere in the City's Zoning Code. Subd.4 Parking. A minimum of one enclosed parking stall shall be provided per dwelling unit. Enclosed parking structures shall be attached to at least one of the principal structures to which parking is being provided. Subd.5 Common Area. Common area devoted to recreation or leisure activities shall be provided. Common area must include a combination of both indoor and outdoor space. Subd.6 Efficiency Apartments.The number of efficiency units in a multiple dwelling shall not exceed fifteen(15)percent of the total number of apartments. ORDINANCE 2012-007 Subd.7 Bicycle Parking. Enclosed bicycle parking shall be provided at a rate of.5 spaces for every dwelling unit. Subd.8 Window coverings. All windows which are visible to the outside shall be provided with window treatments. Window treatments shall be consistent throughout each multi-family dwelling structure or development. 1325.06 Requirements for Parking,Loading and Circulation. Subd. 1 Off-Public Street Parking. J. Off Street Parking Spaces Required: Use Required No.of Spaces Dwelling,single and two-family 2 for each dwelling unit Dwelling,multiple family 1.1 per efficiency and 1 bedroom dwelling units;2 for each 2+bedroom dwelling units Effective Date. This Ordinance shall be effective the day following its publication or on the day following the publication of an Ordinance Summary approved by the Arden Hills City Council. Adoption Date. Passed by the Arden Hills City Council on this 241 day of September,2012. DAVID GRANT,MAYOR ATTEST: PATRICK KLAERS,CITY ADMINISTRATOR Publication Date: October 3`d,2012 ,.It -- VEN HILLS Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORK SESSION WEDNESDAY,JULY 11,2012 6:30 P.M. -ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the work session meeting at 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Angela Hames,Andy Holewa, Janet Stodola, and Roberta.Thompson Absent: Commissioners Samuel Scott and Clayton Zimmerman Also present were: Council Liaison, Fran Holmes; City Planner Meagan Beekman; and Matt Horton, Community Development Intern APPROVAL OF AGENDA—JULY 11,2012 The Agenda was approved as presented. Commissioner Thompson moved, seconded by Commissioner Hames,to approve the July 11,2012,agenda as submitted. The motion carried unanimously (5-01 DISCUSSION ITEMS A. Zoning Discussion Study—Multi-Family Design Standards City Planner Beekman provided a brief update for the Commission on the City's zoning discussion on the multi-family design standards. She explained that on June 25th the Council approved a city-wide moratorium on multi-family dwelling units while the City conducts a zoning study to look at possible design standards. The moratorium can last for up to one year, but the Council would like to move forward quickly and bring forward any proposed zoning code amendments as soon as possible. City Planner Beekman indicated that staff has begun researching multi-family design standards in other communities, but would like feedback from the Planning Commission on how to frame the language and how to prioritize items, and if there are specific areas ARDEN HILLS PLANNING COMMISSION WORK SESSION—JULY 11, 2012 2 of concern that should be focused on. The comments will be used by staff as draft regulations are created, which will be brought back for review by the Planning Commission in August. City Planner Beekman reviewed a list of possible areas to be considered when drafting design standards for multi-family housing. The items were not exhaustive, but staff would benefit greatly by the Commission providing comment Chair Larson opened the floor to Commission questions. Chair Larson was in favor of a market study being completed on the multi-family needs for Ramsey County. This would determine if there was a need for efficiency apartments. Commissioner Thompson indicated it would be interesting to learn more about surrounding communities' multi-family housing structures with regard to the size of the units and number of police calls taken at each site. Commissioner Holewa stated the police calls taken at the Holiday Inn site when leased by Northwestern were mostly to service vehicles and had nothing to do with the size of the rental units. Commissioner Stodola commented multi-family housing deals with more than just apartment complexes. She encouraged the Commission to consider this when proposing standards for City Code. City Planner Beekman stated multi-family units had to include three or more attached units. She noted senior living has its own classification within City Code. The Commission further discussed the differences between multi-family dwellings versus townhome units and single-family homes. City Planner Beekman reported that based on preliminary review of other communities in the metropolitan area, cities that have minimum unit size requirements have regulations that range from 450 to 650 square feet. Commissioner Hames did not feel it was necessary to regulate the square footage of units as neighboring communities do not set standards and do not have problems with their rental housing. She indicated the market would determine if there was a need for the efficiency apartments. Commissioner Stodola stated it would be valuable to have a market study on the number of units available in the area based on square footage. Chair Larson explained the Met Council would be in favor of three and four bedroom apartments. Commissioner Thompson was in favor of setting a size minimum as this was not New York City or Japan. The City should match the size and style of those available in neighboring communities with a minimum amount of amenities as well. I ARDEN HILLS PLANNING COMMISSION WORK SESSION—JULY 11, 2012 3 Commissioner Holewa did not feel it was necessary for the City to regulate the size of the units and that this should be market driven. i Chair Larson agreed stating future buildings would benefit from a variety of unit sizes and not having all unit sizes the same. Commissioner Thompson commented Arden Hills was unique as it housed two rather expensive colleges and had a need for rental properties. Commissioner Holewa indicated the security at the apartment complex would be key. Commissioner Harries stated the building orientation and parking issues would have to be addressed to increase the security. City Planner Beekman explained that all new apartment buildings would be required to work with the Sheriff's Department to assist with crime prevention through environmental design. She noted the Holiday Inn redevelopment did propose to have onsite security 24 hours a day. The Commission then discussed secured entry and access to multi-family dwellings. Councilmember Holmes stated the Holiday Inn building was not built for long term residency. If redeveloped into apartments,there were no closet space or proper built-ins. It was her opinion that 300 square feet was too small for an apartment unit. Commissioner Stodola stated a market study showing what size units were being rented in the community would benefit the City greatly at this point, as it would show the demand for units based on size. Planning Intern Horton discussed his findings after speaking with several neighboring communities. He explained that some cities had a minimum unit size while others did not. He commented one major difference was the standards between new development and redevelopment. He found no standards that would allow for a 300 square foot efficiency unit. In addition, one city limited the number of efficiency units to 10%within a multi-family complex. Commissioner Haines recommended the Commission consider drafting language for both new multi-family developments along with standards for the redevelopment of a multi- family property. City Planner Beekman stated the Code did need to focus on the multi-family needs of the entire City and not just meet the needs of college students. Commissioner Stodola cautioned the Commission from setting the standards too strict and therefore dictating how a developer shall build a multi-family dwelling in the City of Arden Hills. ARDEN HILLS PLANNING COMMISSION WORK SESSION—JULY 11, 2012 4 Chair Larson agreed and recommended staff speaks with Steve Baker regarding this matter. Commissioner Hames stated the need for rental housing was on the rise and she encouraged the Commission to keep this in mind as the City would have requests for new multi-family dwellings in the near future. City Planner Beekman stated another option would be to create a PUD process for the redevelopment of a multi-family dwelling. Chair Larson indicated this would eliminate the need to dictate all guidelines in that each redevelopment could be reviewed on a case by case basis. Commissioner Holewa was in favor of this as well. City Planner Beekman stated the City did have limited rental housing opportunities available. She indicated the City would benefit from a variety of unit sizes to meet market demands. She stated that generally speaking, it's good to avoid large demographic blocks, as this cuts down on a communities ability to weather shifts in the market and provide life cycle housing for its residents. Commissioner Stodola was in favor of setting an average unit size within multi-family dwellings as this would encourage a more diverse rental population. In addition, she suggested a maximum number of units in a complex also be set. Commissioner Haines agreed stating a maximum number or percentage of efficiency units should also be set. She then discussed the properties in the City that could be used for future multi-family development. City Planner Beekman stated the building code does regulate windows and allows them to overlook a courtyard. However, City Code does not define a courtyard. She reported that Holiday Inn was proposing several units overlooking a basketball court. Chair Larson reviewed some discussions the City of St. Paul was having at this time regarding egress windows. He noted the building code did cover much of these concerns. He stated a glazed opening was required within the code. City Planner Beekman then requested further information on the parking requirements for multi-family dwellings. Chair Larson recommended one stall per bedroom be set as a standard. He did not want to see large parking lots built. He was in favor of new construction having structured parking below the buildings. This was a nice upgrade that offered heated parking. He was not in favor of detached garages. Commissioner Holewa suggested visitor parking be delineated from resident parking. Community Development Intern Horton stated all cities he spoke with require one enclosed parking space per dwelling. ARDEN HILLS PLANNING COMMISSION WORK SESSION—JULY 11, 2012 5 Commissioner Thompson was in favor of making this a requirement for the City of Arden Hills as this would reduce large surface parking lots and detached garages. Commissioner Holewa was in favor of setting a minimum unit size for new multi-family developments. Councilmember Holmes wanted to see new apartment complexes be successful and of a high quality to match the other fine housing in the City. She explained that the County Road E corridor would become a downtown area for Arden Hills. Chair Larson stated he has spoken with a number of communities that have high housing standards. He was in favor of setting such standards to meet the future needs of the City. Further discussion ensued regarding the minimum unit size. City Planner Beekman stated a minimum size standard could be set and a PUD process could be applied for if a developer wanted to propose a development that would meet the numbers through an average unit size. Commissioner Haines questioned what a minimum unit size should be set at. Councilmember Holmes stated she would like to have this match neighboring communities with a minimum of 650 square feet. Commissioner Thompson was in favor of 600 square feet minimum. Chair Larson stated he was not interested in a 300 square foot minimum. He suggested the minimum indoor community space be based on a ratio or percentage of total square footage of the development. He indicated the City did need more education on the life cycle of the community and its need for rental housing. This information would educate residents and describe the benefits of having a variety of housing. Commissioner Holewa stated outdoor recreational areas should also be addressed. He would also like to review a detailed security plan. City Planner Beekman stated a security plan would have to be reviewed with the Sheriff s Department for all new developments. Chair Larson recommended a security certification be maintained through the life of a multi-family dwelling. This would assure that the landlord or property owner would assure that the security of the building was taken seriously. Commissioner Holewa recommended all future multi-family developments provide the City with traffic studies, security plans, and lighting plans. City Planner Beekman questioned if the City should have a clear definition of a kitchen and window coverings. ARDEN HILLS PLANNING COMMISSION WORK SESSION—JULY 11, 2012 6 Commissioner Thompson stated it appears the City needs a more clear definition to eliminate any confusion in the future. She was in favor of having language to define window coverings as well. This would eliminate the use of bed sheets as curtains. Chair Larson commented there were ways to define the language to create a kitchen space. Community Development Intern Horton stated he did not speak with a City that defined a kitchen within its City Code. City Planner Beekman reviewed the language regarding kitchens within the Building Code. The Commission was in favor of a full sized refrigerator, microwave, stove and oven. Commissioner Holewa questioned if the City could enforce these issues or if a strict City Code would lead to a lawsuit. City Planner Beekman stated the City has every right to establish updated multi-family design standards. She noted the property does have other options on the property as the site could be converted back to a hotel or redeveloped to meet the City's standards. Discussion ensued regarding secured entrances for multi-family dwellings. City Planner Beekman recommended that all multi-family dwellings have secured entrances. She then stated the building code also require built-in closets. She then thanked the Commission for the comments provided this evening. COMMENTS AND REPORTS A. Report from the City Council Councilmember Holmes thanked the Planning Commission for providing comments on this issue. B. Planning Commission Comments Chair Larson had nothing at this time. C. Staff Comments City Planner Beekman had nothing additional. ADJOURN Commissioner Holewa moved, seconded by Commissioner Flames, to adiourn the July 11, 2012, Planning Commission Meeting at 8:32 p.m. The motion carried unanimously (5-0).