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HomeMy WebLinkAbout06-08-11 PC Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 8, 2011 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 regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Roberta Thompson, Andy Holewa, Clayton Zimmerman, Samuel Scott and Angela Hames (alternate). Absent: Samuel Scott (excused). Also present were: City Planner Meagan Beekman; Councilmember Fran Holmes; Community Development Director Jill Hutmacher; and Recording Secretary Tina Borg. APPROVAL OF AGENDA – May 4, 2011 The Agenda was approved as presented. APPROVAL OF MINUTES A. May 4, 2011 – Planning Commission Regular Meeting Commissioner Zimmerman stated on page 4, the sixth paragraph from the bottom, the word “stated” should be placed after City Planner Beekman. Commissioner Zimmerman stated on page 5, the first paragraph, the second phrase “on their concept” should be removed from the third sentence. Commissioner Zimmerman stated on page 7, the first paragraph, the word “fir” should be changed to “fit” and in the second paragraph, the word “stated” should be inserted after City Planner Beekman and, the word “Feasible” should be changed to “infeasible”. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 2 A. Approval of Minutes (continued) Commissioner Zimmerman stated on page 8, the fourth paragraph, the word “stated” should be inserted after City Planner Beekman. Commissioner Holewa moved, seconded by Commissioner Zimmerman, to approve the May 4, 2011, Planning Commission Regular Meeting as amended. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E – Public Hearing City Planner Meagan Beekman stated the applicant has requested a Zoning Code Amendment, Preliminary and Final Plat, and Master and Final Planned Unit Development (PUD) to subdivide the property at 1201 County Road E into two parcels and reuse the existing building as assisted senior housing. She provided additional background information. The Planning Commission must make a finding as to whether or not the proposed application meets the requirements of the Zoning Code, advances the goals, and principles within the Guiding Plan for the B-2 District, and would adversely affect the surrounding neighborhood or the community as a whole. City Planner Beekman stated Staff offers the following findings of fact for this proposal: General Findings: 1. If the proposed Zoning Code changes in Planning Case 11-011 were approved, nursing homes and assisted living would be a permitted use, under certain circumstances, within an approved PUD, in the B-2 District. 2. The Master and Final PUD process allows flexibility with the implementation of the City’s subdivision and zoning regulations. 3. The proposal is not anticipated to adversely impact nearby properties through nuisance, noise, dust, glare, or unsightliness, and will not otherwise adversely impact the health, safety, and welfare of the community because the use is located in a commercial district that has been identified as an appropriate location for a mix of uses including multi-family housing. 4. The proposal is anticipated to decrease parking and traffic on the site compared to a student housing or hotel use. 5. The proposal is in keeping with the principles of the Guiding Plan for the B-2 District due to the existing configuration of the site, and the addition of Lot 2 as a development opportunity in the B-2 District. 6. There are no delinquent property taxes, special assessments, interest, or City utility fees due upon the subject parcel. Proposed Special Requirements for Nursing Home and Assisted Living facilities in the B- 2 District: 7. The building to be used will be upgraded to meet all applicable building and fire codes. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 3 3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E – Public Hearing (continued) 8. Each room will have its own bathroom. 9. The capacity of the building will not be exceeded. Planned Unit Development Review Findings: 10. Lot size, building and landscape coverage, and setbacks are met by the proposed plans. 11. All parking lot and landscaping requirements are met or exceeded by the proposed plans. 12. All Zoning regulations are met or exceeded by the proposed plans. 13. The design standards that can be applied to this application are substantially met by the proposed plans. 14. Required number of parking stalls is exceeded by the proposed plans. 15. The project is subject to park dedication requirements. City Planner Beekman stated Staff recommends approval of Planning Case #11-011 for a Preliminary and final Plat, Zoning Code Amendment, and Master and final PUD at 1201 County Road E subject to the following conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall file the Final Plat with Ramsey County within one year of City approval, or the approval for the Final Plat shall expire, unless extended by the City Council prior to the approval’s expiration. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A development agreement, drafted by the City Attorney, shall be signed by the property owners of both Lot 1 and Lot 2 prior to the execution of the Final Plat. 4. The applicant shall provide drainage and utility easements, in favor of the City, in accordance with 1130.05 of the City Code, prior to the execution of the Final Plat. 5. The applicant shall dedicate to the City a ten-foot wide pedestrian easement along the property line adjacent to County Road E, within which the six-foot wide sidewalk shall be constructed. 6. A 25 by 25 foot easement shall be granted, in favor of the City, at the corner of County Road E and Lexington Avenue for the purpose of a future civic monument/gateway feature. In exchange for the easement, the City shall not ask the developer to pay for any portion of the feature at the time it is installed. 7. The applicant shall provide for park dedication in an amount of $133,350. The park dedication shall be paid in full prior to the execution of the Final Plat, or the property owner shall enter into an agreement for a payment plan that is in accordance with Section 1130.08 Subd E of the City Code. 8. The applicant shall obtain all necessary permits, including, but not limited to, NPDES, Rice Creek Watershed District, Ramsey County, and City Erosion Control Permits. Copies of all necessary permits shall be submitted to the City prior to the issuance of any development permits. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 4 3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E – Public Hearing (continued) 9. Fire Hydrants shall be located within 150-feet of the Fire Department Connections (FDC) to each building on Lot 1 and Lot 2. 10. The applicant shall submit a financial surety in a form acceptable to the City Attorney for 125 percent of the cost of materials and installation of the landscaping plan prior to the City issuing any development permits. The City shall retain the financial surety for at least two years after full implementation of the landscaping plan. The financial surety shall only be released upon successful inspection of the landscaping by the City Planner, which shall only occur during the growing season. 11. The applicant shall obtain a certificate of occupancy for Lot 1 within one year of the approval date of the development agreement, or the Master and Final PUD approval shall expire, unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 12. Lot 1 shall comply with Chapter 1306, Special Fire Protection Systems, of the State Building Code, which requires the installation of a fire sprinkler protection system that complies with NFPA 13, subject to the approval of the Fire Marshal, prior to the issuance of a Certificate of Occupancy. 13. Lot 1 shall comply with all provisions of Chapter 14 of the City Code regarding property maintenance, subject tot eh approval of the Building Official, prior to the issuance of a Certificate of Occupancy. 14. Permanently affixed bicycle racks shall be provided near all primary entrances to the building on Lot 1, subject to the approval of the City, prior to the issuance of a Certificate of Occupancy. 15. The applicants shall install additional landscaping and a three-foot decorative wrought iron fence between the parking located in the front of the building on Lot 1 and the sidewalk, subject to the approval of the City Planner. 16. The applicant shall remove all portions of the bituminous parking lot on Lot 1 that is not required by the Fire Department for access to the rear of the building as part of the development of Lot 1. 17. All exposed soils, not considered improved hard surfaces or perennial planting areas, shall be seeded or sodded, with an approved grass mixture. 18. The applicant shall submit to the City shared maintenance agreements between Lot 1 and Lot 2 prior to the issuance of building permits for Lot 2. 19. Traffic management shall be implemented at the eastern most driveway, subject to the approval of the Public Works Director, to effectively provide efficient and safe ingress and egress to Lot 2. Traffic management devices may be installed at the time of Lot 2 development, subject to the approval of the Public Works Director. 20. The applicants shall agree to waive their right to appeal future assessments related to the installation of landscaping, street lighting, benches, and other pedestrian features associated with the County Road E streetscape improvements, in an amount to be negotiated with the applicant. 21. The applicants shall provide to the City temporary construction easements for implementing the County Road E streetscape improvements, provided the City repair and replace any disturbances on applicant’s property. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 5 3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E – Public Hearing (continued) City Planner Beekman stated Condition 6 should read: Prior to ten years elapsing or upon any future PUD approval of the parcel the City may incorporate a civic feature into the northwest corner of County Road E and Lexington Avenue. Chair Larson opened the floor to Commissioner comments. Commissioner Zimmerman asked if there were State or County licensing requirements for nursing homes. He stated these requirements should be met prior to the issuance of a Certificate of Occupancy. City Planner Beekman stated there were licensing requirements that would need to be met and this is included in Condition 11, although it does not specifically state these. Commissioner Holewa stated the intersection of Lexington and County Road E is a high traffic area and does experience backups currently. He expressed concerns that the development of both properties would further increase the traffic problems in this location. Mr. Steve Manhart, Traffic Engineer for RLK Inc., stated he had looked at this intersection during the peak a.m. and p.m. hours. He expressed some concerns about the stacking that currently occurs at Lexington Avenue and County Road E but there are things the City could do to alleviate some of these problems. He suggested the City talk with the County about alternatives for timing or sequencing lights in this area. The study did look at different business types for Lot 2 because the occupants of the property are not identified at this time. Based on the information available the traffic generated will not have a significant impact on the traffic. Commissioner Holewa asked why there was no traffic in the a.m. if there was retail on Lot 2. Mr. Manhart stated the typical hours for retail are later morning to late evening. With an opening time of 10:00 most retail businesses will not have traffic to or from the facility until 9:00 or later and this is considered to be after the peak a.m. hours. The traffic study looked at the peak hours only. Commissioner Holewa stated there was a lot of traffic movement in Arden Hills during the mid-day and he asked if the mid-day traffic had been considered. Mr. Manhart stated only the a.m. and p.m. peak hours were looked at. Commissioner Hames asked if the Rail Road tracks and passing trains had been considered in the traffic analysis. Mr. Manhart stated the trains had not been considered in the analysis. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 6 3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E – Public Hearing (continued) Commissioner Holewa asked if development on both sides of County Road E were considered in the traffic analysis. Mr. Manhart explained the traffic analysis took into account all available information and this included a full build of the Arden Plaza site. Commissioner Thompson asked if the comments sent to the City by Mr. Brausen had been addressed. City Planner Beekman stated Staff would need to look into these comments further and she could not address them directly at this time. Commissioner Thompson requested Staff talk with the developer in regards to the possibility that a light may be put in place in the future and this might lead to the necessity to realign the curb cuts. Mr. Joel Larson, Select Senior Living, reviewed the proposal for an assisted living facility to be located in the Holiday Inn facility. There will be approximately 150 beds. They would like to have flexibility in the number of beds they have available for each category. They are currently looking at 14 independent rooms, 106 assisted living rooms, and 30 memory care rooms. They are also looking into options for the pool and the ability to open it for public therapy. The yare also proposing a similar streetscape plan as Presbyterian Homes has in other locations. Commissioner Zimmerman asked if there were regulations on the number of caregivers that would be required for the number of rooms and the type of care that was provided. Mr. Larson stated there are regulations and based on the types of rooms they are proposing there will be approximately 25 daytime employees including maintenance, housekeeping, and chefs. Chair Larson asked how this proposal was different from past proposals brought forward. Mr. Davidson, TAT Properties, stated at this time there is an identified user for the Holiday Inn property that is not a temporary use. Having the property subdivided will enhance the development for lot 2. Lot 2 will be clearly defined as to size and location. There are no tenants identified at this time. Conceptually there could be a 20,000 square foot facility on Lot 2 but this will be something that is determined by the tenant. The actual size of the facility could be smaller. Commissioner Holewa stated the reports show the traffic after full build would be less than the traffic that is generated by a hotel. The property has not been a hotel for a number of years. Over the last few years the Holiday Inn has been used as student ARDEN HILLS PLANNING COMMISSION – June 8, 2011 7 3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E – Public Hearing (continued) housing and this use has not produced an increase in peak time traffic because the students were bussed. Mr. Davidson clarified if the facility were to be a fully operation hotel then the amount of traffic generated from this use would be the same or less than the traffic projected by the proposal. Commissioner Holewa asked for clarification regarding Condition 6. City Planner Beekman stated as part of the Guiding Plan, a civic monument or gateway sign had been included on the corner of Lexington Avenue and County Road E. What will be located on this particular corner has not been identified at this time. The Arden Plaza development is expected to include an Arden Hills gateway sign. If this occurs then a different type of civic monument would be created for the north corner Chair Larson opened the public hearing at 7:23 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. The being no comment Chair Larson closed the public hearing at 7:24 p.m. Commissioner Zimmerman stated Condition 11 should be amended to also require all applicable State and County licensing be in place prior to the issuance of the Certificate of Occupancy. Commissioner Holewa stated traffic will continue to be a problem for County Road E and Lexington. The B-2 Guiding Plan does have a traffic signal proposed in this location to alleviate traffic issues but this may not happen. He suggested in the future the traffic counts be reviewed over the mid-day as well because there is significant traffic in Arden Hills during this time Commissioner Zimmerman moved and Commissioner Thompson seconded a motion to recommend approval of Planning Case 11-011 for a Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD at 1201 County Road E, based on the findings of fact and the submitted plans as amended by the conditions in the June 8, 2011, Planning Case Report and the amendment to Condition 6 and Condition 11 recommended by the Planning Commission. The motion carried unanimously (5-0). B. Planning Case 11-010; Zoning Code Amendment regarding Detached Garages; City of Arden Hills – Public Hearing ARDEN HILLS PLANNING COMMISSION – June 8, 2011 8 3.B. Planning Case 11-010; Zoning Code Amendment regarding Detached Garages; City of Arden Hills – Public Hearing (continued) City Planner Beekman stated current regulations do not allow detached garages to be located between the home and the street, yet lakeshore lots tend to be narrower and deeper than non-riparian lots, and it is often not practical to add garage and storage space in the side yard of these properties. Furthermore, the definition of “front yard” often differs between the homeowners, who see the lakeside as their front yards, and the City, which views the street-side of the home as the front yard. She reviewed the language changes being proposed that would allow detached garages in the front yard of lakeshore lots. Chair Larson opened the floor to Commissioner comments. Chair Larson asked if this amendment would reduce the number of variance requests in the City. City Planner Beekman stated the number of requests will decrease but lakeside lots are narrow and the 40-foot setback is significant for these homes. They would still need to request a variance if they are not meeting the setbacks. Chair Larson opened the public hearing at 7:30 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. Mr. David Freed, 3136 Hamline Avenue, Arden Hills, stated he supports the amendment because he feels having the garages detached and not in front of the lake improves aesthetics and safety. Chair Larson closed the public hearing at 7:33 p.m. Commissioner Hames moved and Commissioner Zimmerman seconded a motion to recommend approval of Planning Case 11-010 to amend Section 1325.01 Subd 3 to permit the construction of detached garages in the front yards of lakefront lots under certain circumstances as presented in the June 8, 2011 Planning Case Report. The motion carried unanimously (5-0). C. Planning Case 11-012; Zoning Code Amendment regarding Section 1355; City of Arden Hills – Public Hearing City Planner Beekman stated on May 6, 2011, the Governor signed into law new legislation that revises the criteria City’s must use when reviewing variance requests. In order to remain in compliance with State Statutes, the City must update its Zoning Code to incorporate the revised variance regulations. As part of this update, Staff is recommending that Section 1325.03 Subd.3.C. be omitted from the Zoning Cod, as it pertains to specific requirements for height variances, which are no longer necessary ARDEN HILLS PLANNING COMMISSION – June 8, 2011 9 3.C. Planning Case 11-012; Zoning Code Amendment regarding Section 1355; City of Arden Hills – Public Hearing (continued) given the new variance review criteria. She provided additional background and other recommended changes to the Zoning Code. Chair Larson asked if the intention of Section 1355.01 Subd. 2 was to outline when a public hearing may be required. City Planner Beekman stated this was the intention of this section. She stated Staff would look at the wording for this and make additional changes prior to the City Council meeting. Chair Larson asked for clarification on when the time starts for the 15-day time frame for finding an application complete in Section 1355.05. City Planner Beekman stated at the time the application is submitted, Staff has 15-days to determine if the application is complete or not. If the application is incomplete the applicant will be notified and the time would restart at the time the application is resubmitted. Chair Larson stated Section 1355.04 Subd. 4.C.7 referenced temporary double family dwelling. He asked if this was something that was approved by the Planning Commission or the City Council. City Planner Beekman explained the approval for this would be the same as any other variance request. The wording in this item is taken from State Statute and it is something new to the statutes. This item is to accommodate those emergency situations where family members may need to stay for an extended period of time. This is new language and other communities are just starting to look at their Codes and making the necessary changes. Chair Larson opened the floor to Commissioner comments. Chair Larson opened the public hearing at 7:44 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. The being no comment Chair Larson closed the public hearing at 7:45 p.m. Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 11-012 to amend Section 1355 of the Zoning Code and omit Section 1325.03, Subd.3.C in its entirety, as presented in the June 8, 2011, Planning Case Report. The motion carried unanimously (5-0). D. Planning Case 11-013; Zoning Code Amendment regarding School Uses in the R-1 District; City of Arden Hills – Public Hearing ARDEN HILLS PLANNING COMMISSION – June 8, 2011 10 City Planner Beekman stated in January 2011, the City Council approved a number of amendments to the City’s Zoning Code. The purpose of these amendments was to incorporate the TCAAP Zoning Regulations into the rest of the code. In doing so, it was necessary to amend Section 1320.05 of the Zoning Code, which indicates which land uses are allowed in each district. A recent review of the Zoning Regulations made Staff aware of a discrepancy between the language of the Code and the intention of the January 2011 amendments. At the present time, the City’s Zoning Regulations allow schools and school-related uses in the R-1 District, but do not specify a minimum lot size for these uses, or define what a campus-style development is. Staff is recommending a Zoning Code Amendment that would add special regulations for school uses in the R-1 District, and specify a minimum lot size for these uses, as well as define what would comprise a campus. She reviewed the proposed language amendments. Chair Larson opened the floor to Commissioner comments. Chair Larson opened the public hearing at 7:49 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. The being no comment Chair Larson closed the public hearing at 7:50 p.m. Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 11-013 to amend Section 1320.04, Subd. 1 and Section 1320.075 to the Zoning Code to regulate school uses in the R1 District, as presented in the June 8, 2011, Planning Case Report. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS A. Planning Case 11-008; Concept PUD Discussion; Arden Plaza, LLC; 3583 Lexington Avenue – Not a Public Hearing City Planner Beekman stated Arden Plaza and CVS Pharmacy are requesting a concept review of a Planned Unit Development (PUD) Amendment for the approved Arden Plaza Master PUD. The applicants are proposing several changes to the original plan, and are requesting feedback from the Planning Commission as they move forward with the PUD Amendment process. She provided additional background information on the project and reviewed the proposed changes. Chair Larson opened the floor to Commissioner comments Mr. Pete Keely, Collage Architects, explained the proposed changes in detail to the Planning Commission. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 11 4.A. Planning Case 11-008; Concept PUD Discussion; Arden Plaza, LLC; 3583 Lexington Avenue – Not a Public Hearing (continued) Chair Larson asked if the elevations for the CVS Pharmacy were preliminary or if these would be the actual elevations. He also asked if the concerns expressed by Staff in regards to the EFIS and the ability to redesign this. Mr. Jon Lennander, Velmeir Companies, stated the proposed building does have more architectural enhancements than the standard CVS Pharmacy building. The building has more brick and glass than the standard building and the elevations were raised in order to hide the top of the facility from the road since the property is at a lower elevation than the surrounding roads. CVS has stated they do not want to change the EFIS any further. Their standard color is a bright yellow and they have compromised by changing this to a lighter color so that it would not stand out too much. Commissioner Zimmerman asked if the CVS would be a 24-hour facility. He also asked if CVS would own the property or lease it. Mr. Lennander stated CVS will not operate as a 24-hour facility and they would be leasing the property. Commissioner Thompson stated the elevation increase is appreciated and looks good but she would like to see more character added to the frontage. She stated the entrance looks nice and the rest of the building should have this type of character. She also stated the additional green space was appreciated. Mr. Lennander stated they would continue to work with CVS to accomplish these changes. CVS would like to keep costs down as well. Chair Larson asked how the two-tier drive-up window would work. Mr. Lennander stated the lane closer to the building would be used for those people who need to talk with a person and the second lane would operate similar to a bank drive-up with the use of the tube to transfer prescriptions. Commissioner Holewa expressed concerns about the traffic in the area since there would not be a traffic light added. This area currently has traffic problems and the County has stated the traffic counts will not warrant the addition of a traffic light. Adding more retail and commercial space will increase the traffic. Commissioner Hames stated Building 2 shows it will be a restaurant. She asked if there was a tenant identified for this building or if it would remain empty. Mr. Steve Wellington stated once the changes have been approved they would be able to launch a marketing campaign to fill the building. There has been some interest in this area and he will be following up with this and try and have a tenant identified before the building is complete. ARDEN HILLS PLANNING COMMISSION – June 8, 2011 12 4.A. Planning Case 11-008; Concept PUD Discussion; Arden Plaza, LLC; 3583 Lexington Avenue – Not a Public Hearing (continued) Chair Larson suggested the developer provide visuals of the site lines for the next meeting with the Planning Commission and the City Council in order to clarify how the facility will look. Commissioner Holewa asked if there would be significant tree loss with this plan and if the parking lot would still have the islands with trees. Mr. Wellington stated he did not know the amount of tree loss but the landscaping plan does have additional trees being planted than what will be required. The plan does still include the parking islands and trees as well. Commissioner Hames asked if the circular pavers in the parking lot were decorative or if this would operate as a roundabout. City Planner Beekman explained the circular pavers were a decorative feature. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities including the approval to extend the deadline for Arden Village to pull building permits, the direction to Staff to prepare a Notification Policy, the approval of Planning Case 11- 009 for a Final Plat and Easement Vacation for the Fox Ridge Subdivision, the update regarding the proposal for a Vikings Stadium, and the Bethel University Habitat for Humanity project. She stated the City Council met with Minnesota Fish and Wildlife regarding Round Lake. They are currently doing studies to determine the best way to make this lake usable and remove the sediment. The Nigh to Unit is scheduled for August 2, the Council approved extending the Traverse Business Center approval, and there will be a public hearing on July 11 in to consider giving Municipal Consent for the Highway 10 and Highway 96 interchange project. Commissioner Holewa asked when Interstate 694 would be improved to three lanes and if the Lexington Avenue Bridge is improved would it need to be worked on again with the additional improvements for Interstate 694. Councilmember Holmes stated she does not know the answer to this at this time. B. Planning Commission Comments and Requests ARDEN HILLS PLANNING COMMISSION – June 8, 2011 13 ADJOURN Commissioner Holewa moved, seconded by Commissioner Zimmerman, to adjourn the June 8, 2011, Planning Commission Meeting at 8:36 p.m. The motion carried unanimously (5-0).