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HomeMy WebLinkAbout05-07-25 PC Minutes Approved: July 9, 2025 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 7, 2025 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Collins called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Joshua Collins, Commissioners Jessica Birken, Brad Bjorklund, Patrick Burlingame, Stephen Erler, and Nancy Jacobson. Absent: Commissioner Ben Lindau. Also present were: City Administrator Jessica Jagoe, Senior Planner Elena Fransen and Council Liaison Kurt Weber. APPROVAL OF AGENDA – MAY 7, 2025 Commissioner Erler moved, seconded by Commissioner Birken, to approve the May 7, 2025, agenda as presented. The motion carried unanimously (6-0). APPROVAL OF MINUTES April 9, 2025 – Planning Commission Regular Meeting Commissioner Birken moved, seconded by Commissioner Erler, to approve the April 9, 2025, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 25-002 – 3609 Pascal Avenue North – Variance Senior Planner Fransen explained Logan McCarthy (the “Applicant”) has requested a variance to decrease the required side yard setback for corner lots for future demolition and redevelopment of a single-family residential dwelling on the property located at 3609 Pascal Avenue North (“Subject Property”). To construct the proposed single-family dwelling, the Applicant is requesting a reduced side yard setback for corner lots of 31.9 feet rather than 40 feet as required by the city code. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 2 Senior Planner Fransen stated 3609 Pascal Avenue, the Subject Property, is zoned R-1, Single Family Residential District. It is designated for Low Density Residential in the 2040 Comprehensive Land Use Plan. The Subject Property is the site of a single-family dwelling owned by the Applicant. Surrounding parcels to the north, east, and south are also zoned R-1, Single Family Residential District and designated for Low Density Residential Uses and the parcel to the west is zoned NB, Neighborhood Business District and designated for Low Density Residential Use in the Future Land Use Plan. Senior Planner Fransen explained The Subject Property is currently developed with a single- family residential dwelling (1,735 SF) and detached garage (528 SF). The property was originally developed in 1900 and the detached garage was constructed later. The detached garage was constructed in 1976 and the City Council granted a retroactive variance for a 4.5 foot side yard setback in 1977. Per the Certificate of Survey submitted with the variance request, the actual side yard setback for the detached garage is 9.6 feet as measured from the southmost corner to the lot line along County Road E. According to Zoning Code definitions, the front lot line on a corner lot is the shortest street lot line and the side lot line on a corner lot is the longest street lot line. A corner lot at the intersection of Pascal Avenue North and County Road E, the Subject Property’s front lot line is along Pascal Avenue North and its side lot line is along County Road E. The Subject Property is oriented with the house and detached garage facing County Road E and with driveway access off of County Road E Senior Planner Fransen stated that the Applicant is proposing to demolish the existing structures and rebuild a 2,704 square foot single-family dwelling with an attached garage on the Subject Property. The proposed dwelling would be oriented with the front of the house and garage facing Pascal Avenue and with driveway access off of Pascal Avenue. The existing curb cut on County Road E would be removed. The Applicant is requesting a variance to decrease the required side yard setback for corner lots for the Subject Property from 40 feet to 31.9 feet as measured from the south side of the structure to County Road E. Section 1320.06 of the Arden Hills City Code requires a side yard setback of 40 feet on corner lots. Senior Planner Fransen reviewed the site data, the Plan Evaluation and provided the Findings of Fact for review: General Findings: 1. City Staff received a land use application for a variance request to the required R-1 Zoning District side yard setback for corner lots at the Subject Property 3609 Pascal Avenue North. 2. The Subject Property received a variance in 1977 for a 4.5 foot side yard setback for an existing detached garage. 3. The detached garage on the Subject Property is currently setback 9.6 feet from the side property line along County Road E. 4. The proposed redevelopment would bring the Subject Property closer to conformance with the R-1 district standards and reduces the side yard setback for corner lots encroachment at 31.9 feet. 5. The proposed single-family dwelling would not require a primary front yard or rear yard setback variance. 6. The proposed single-family dwelling on the Subject Property would conform to all other requirements and standards of the R-1 Zoning District. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 3 7. The proposed redevelopment would bring the Subject Property into conformance with the parking and driveway access standards for a residential lot. Variance Findings: 8. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. 9. The variance would be consistent with the City’s Comprehensive Plan because it meets the City’s housing goal of encouraging redevelopment that is complementary to and enhances the character of the City’s established neighborhoods. 10. A single-family dwelling is a permitted use within the R-1 Zoning District. 11. A single-family dwelling is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 12. The proposed single-family dwelling would not alter the essential character of the neighborhood because the configuration of development on the Subject Property would be consistent and compatible with the neighborhood. 13. The variance request is not based on economic considerations alone. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 25-002 for a variance to construct a new single-family dwelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North: 1. Recommend Approval with Conditions 1. A Building Permit shall be issued prior to the commencement of demolition and for the new home construction. 2. The proposed building shall conform to all other standards and regulations in the City Code. 3. A Grading and Erosion permit shall be obtained from the City’s PW/Engineering Division prior to commencing any grading, land disturbance or utility activities. 4. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, and Ramsey County prior to the start of any site activities. 5. Upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City. 6. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director/City Engineer and Community Development Director prior to the issuance of a grading and erosion control permit or other development permits. 7. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Applicant during construction to ensure that sediment and storm water does not leave the project site 8. The Applicant shall be responsible for providing verification of approval and obtaining any permit necessary from the Rice Creek Watershed District prior to the start of any site activities. 9. A right-of-way permit shall be required for work performed within the City right- ofway. 10. The driveway curb cut location shall be subject to review by the Public Works Director/City Engineer and the Community Development Director prior to the issuance of development permits. 11. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling. Any tree removal, preservation, and mitigation shall be completed in accordance with City Code Section 1325.055. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 4 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. Commissioner Burlingame reported he lived across the street from the applicant and for this reason he would be recusing himself from discussing and voting on this item. Commissioner Bjorkland thanked staff for the thorough staff report. Commissioner Jacobson questioned what process would be in place for the demolition of the existing dwelling. Senior Planner Fransen stated the City would require the applicant to apply for a demolition permit. Commissioner Jacobson thanked the applicant for all of their hard work on the tree survey. She commented on the tree mitigation plan noting tree seven was a hardwood tree. She asked if a conifer could be used for replacement purposes. Senior Planner Fransen commented conifers could be used for replacement purposes, but had different replacement calculations. Commissioner Jacobson inquired if the grading plan would impact more trees. Senior Planner Fransen explained there could be changes to the tree replacement plan due to the necessary grading and the applicant would have to comply with the City’s tree replacement requirements. She indicated an administrative review would be completed on the tree replacement plan. Logan McCarthy, 3609 Pascal Avenue, thanked staff for the thorough presentation and stated he was excited to see this improvement in the community. Commissioner Jacobson indicated she lives on a corner lot as well and understood how difficult it was to meet setback requirements. She stated she did not have any objections to the proposed request. Commissioner Erler explained he liked the plan a lot. Commissioner Birken reported she understood how dangerous the applicant’s driveway was and she believed the proposed house plan would fit in nicely with the street. She commented her only concern was with the tree plan. She asked where the new trees would be planted. Mr. McCarthy stated the new trees would be planted along the west property line against the neighborhood business lot and along County Road E. Commissioner Bjorklund supported this item moving forward as submitted without the recommended conditions. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 5 Commissioner Birken questioned if it would be in the City’s best interest to approve the item with the staff recommended conditions. Commissioner Bjorklund was of the opinion the Findings of Fact and normal permitting process would address all concerns and the additional conditions were unnecessarily burdensome. Chair Collins asked staff to respond to this statement. Senior Planner Fransen explained the conditions were drafted by staff to offer clarifying information to the Applicant. She indicated the Planning Commission may include the conditions. The Applicant would continue with their process and working with staff through the building permit application. Chair Collins questioned if it would be fair to say the applicant would be addressing Conditions 1 through 11 automatically by proceeding through this process and staff was offering granular information. Senior Planner Fransen stated these conditions offer specificity to portions of City Code and offer more granular information for the applicant. She reported with variances, additional conditions could be added. Commissioner Bjorklund inquired the applicant was a pillar of the community and would be remaining in the City. He was of the opinion the proposed conditions were overburdensome. Commissioner Jacobson stated she disagreed with Commissioner Bjorklund, and she wanted to see the conditions remain in the variance approval. She believed it was important for the City to make sure the applicant was aware of the clear path. Commissioner Erler indicated he was sympathetic to Commissioner Bjorklund’s position and he did not want to make approvals overburdensome. However, with this case, he supported keeping the conditions in place. Commissioner Birken agreed stating clarity for the applicant was a good thing. Chair Collins supported the conditions remaining in place. Commissioner Jacobson moved and Commissioner Birken seconded a motion to recommend approval of Planning Case 25-002 for a Variance to construct a new single- family swelling with a 31.9 foot side yard setback on a corner lot at 3609 Pascal Avenue North on the findings of fact and the submitted plans, as amended by the conditions in the May 7, 2025, report to the Planning Commission. Commissioner Bjorklund stated he was trying to make government less burdensome and he was of the opinion the conditions were not necessary. The motion carried 5-0-1 (Commissioner Burlingame abstained). B. Planning Case 25-003 – Zoning Code Amendment to Chapter 13, Thrift Store Use – Public Hearing Required ARDEN HILLS PLANNING COMMISSION – May 7, 2025 6 Senior Planner Fransen stated at the October 19, 2015 City Council Work Session, staff presented possible revisions to the Zoning Code to address retail and resale businesses as directed by the City Council. Revisions were drafted after staff completed research on the operational characteristics of thrift stores, such as receiving materials and processing items for resale. At the December 21, 2015 City Council Work Session, staff shared two separate definitions to clarify the difference between “Retail Sales and Services” and “Thrift Store” establishments. Staff also shared drafted Conditional Use Permit criteria for Thrift Stores. Senior Planner Fransen explained the drafted amendments were reviewed at the February 29, 2016 Regular City Council Meeting and approved with amendments to adopt the definitions and allow thrift stores as a conditional use in the B-4 and I-FLEX Zoning Districts. As part of the drafted amendments adopted on February 29, 2016, Section 1325.046 of the City Zoning Code provides for additional conditional use permit criteria for a Thrift Store use related to the location of operations and storage, waste and recycling receptacles and drive through access. Senior Planner Fransen elaborated that at the March 10, 2025 City Council Work Session, Councilmembers discussed how the City’s zoning code regulates the land use of thrift store. The conversation included a discussion of in which zoning districts the land use was currently allowed and the regulation of thrift store use by conditional use permit. Direction was given to staff to provide information on the current zoning language for thrift store use for discussion at a future City Council Work Session. At the April 14, 2025 City Council Work Session, staff presented findings, explaining that retail sales and service and thrift store uses are defined separately in the Zoning Code. Retail sales and services and thrift store uses are also zoned separately. Senior Planner Fransen summarized that Councilmembers discussed the provided information and the current zoning language for thrift store use. Comments included suggestions to address types of thrift store operations that would be conducted in the business location, to allow for a thrift store use in the B-2 and B-3 Zoning Districts, and to distinguish between different intensities of thrift store operations. Direction was given to staff to draft ordinance language to modify how a thrift store use is regulated in the Zoning Code and to bring the drafted amendments to the Planning Commission for review. Senior Planner Fransen provided an overview of the Ordinance Amendments and offered the following Findings of Fact for review: General Findings: 1. The City of Arden Hills is proposing to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use in the Zoning Code. 2. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code, Sections 1305.04 - Definitions, 1320.05 – Land Use Chart, and 1325.046 – Thrift Store Additional Conditional Use Permit Criteria of the City Code. 3. The proposed ordinance amendments will allow Thrift Store, Class I as a Permitted Use under the B-2 General Business, B-3 Service Business, B-4 Retail Center, and I-FLEX Zoning Districts. 4. The proposed ordinance amendments will allow Thrift Store, Class II as a Conditional Use under the B-2 General Business, B-3 Service Business, B-4 Retail Center and I- FLEX Zoning Districts. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 7 5. The proposed ordinance amendments will establish criteria for all thrift stores to meet and criteria specific to Thrift Store, Class I and Thrift Store, Class II uses. 6. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 25-003 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use: 1. Recommend Approval As Written 2. Recommend Approval With Amendments 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. Commissioner Birken stated she believed the proposed changes made sense. She indicated Class II would allow for a consignment shop or mall retail environment and Class IIII would allow for a larger thrift operation with a drive-thru. Commissioner Burlingame suggested clarity be offered on whether public drop offs and items can be received at Class I stores. He asked if public donations should be allowed at Class I shops. Senior Planner Fransen stated this type of clarity was something the Planning Commission could consider and the language could be amended. She commented Class I and Class II thrift stores are allowed to accept donations. Commissioner Burlingame explained the current language prohibits outdoor displays and asked if the language could be amended so as to not restrain the thrift uses. He suggested displays be allowed within six feet of the store front and remain ADA compliant. Senior Planner Fransen commented the drafted language prohibits outdoor displays because they could be viewed as outdoor storage. She indicated Section 1325.02 of the Zoning Code addresses accessory outdoor displays and sales. She reported outdoor displays and sales are only allowed for retail sales and services or service station uses. She stated outdoor displays and sales require an administrative permit from the Community Development Department. Commissioner Burlingame stated his last concern was with the drive-thru requirements for Class II thrift stores and noted he had language for a proposed condition to address his concerns. Commissioner Erler requested further information regarding the allowed square footage. Senior Planner Fransen stated after reviewing the multi-tenant properties in Arden Hills, staff recommended 7,000 square feet or less be allowed for the Class I thrift store use. Commissioner Erler commented on the receiving and sorting requirements and noted the multi- tenant buildings in the community do not typically have enough space for an enclosed separate sorting room. He suggested this be a requirement for a Class II facility, but that this requirement not be in place for a Class I shop. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 8 Commissioner Bjorklund recommended the reference on Page 2 to 5,000 square feet be changed to 7,000 square feet. Senior Planner Fransen indicated this language has been amended and no longer includes a reference to 5,000 square feet. Commissioner Bjorklund commented on the thrift shops that were located in surrounding communities and he appreciated how staff had created Class I and Class II requirements. He believed staff had proposed great requirements for thrift uses in the community. Commissioner Jacobson stated she supported the thrift use being allowed in the B-2 and B-3 zoning districts. She indicated she appreciated the research staff had done with respect to the Class I and Class II sizing. She indicated she did not see the receiving language as being burdensome for this use. Chair Collins indicated in 2015 and 2016 the retail language was split to address thrift uses and ten years later the City was taking another pass at it. He questioned how common it was to have separate retail sales and thrift store uses. Senior Planner Fransen explained in preparation for the April 14, 2025 City Council Work Session, staff conducted a survey from neighboring communities and staff learned that six of eleven neighboring communities had language in place for resale businesses through their zoning code. Chair Collins discussed the differences between a Class I and Class II thrift use. He indicated he was confused by the language and asked if a Class II thrift shop had to have a drive-thru or could items be dropped off in some other way. Senior Planner Fransen reviewed the conditions stipulated for all thrift stores and described when a drive-thru would be needed. City Administrator Jagoe stated the language could be amended to remove the first part of the language, noting Class II was required to have at least one drive-thru provided. She indicated the receiving and transfer of goods for Class I thrift stores may receive donations from people that are carried into the store, while Class II shops will have an enclosed structure for the transfer and receipt of goods. She commented further on staff’s thought process and noted this language could be amended to allow for further clarity. Chair Collins questioned why the language in bullet point 3, “Receipt of used items directly from the public at the business location,” was removed. Senior Planner Fransen explained this language was struck out by the City Attorney in order to improve clarity. Further discussion ensued regarding the differences between the Class I and Class II thrift use. Chair Collins asked if a Class I store could sell furniture. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 9 Senior Planner Fransen indicated the store would have to evaluate if they could accommodate furniture items in their space and if the furniture could fit through the front door. She was of the opinion the proposed language would allow for the sale of furniture and would be allowed within a Class II thrift shop as well. City Administrator Jagoe commented on how transfers may also occur by the shop owner going off site to consider the sale of larger furniture items before accepting the items at the shop. The owner could then transport the larger item back to the store for sale. Commissioner Erler stated the current language would not allow a Class I thrift shop to load items into the store from the back entrance. He was of the opinion this should be allowed. City Administrator Jagoe indicated the proposed language would assist with addressing the offload and transfer of goods. Chair Collins asked if the language for the drive-thru was overly restrictive. Senior Planner Fransen commented a drive-thru was a traffic management tool and the interpretation of the existing language was that the drive-thru would be the accepted pathway for accepting donations. Chair Collins opened the public hearing at 8:18 p.m. Chair Collins invited anyone for or against the application to come forward and make comment. Gretchen King, 1459 Glenhill Road, asked when the public hearing was being held on this item. Chair Collins stated the Public Hearing was being held at this meeting. Ms. King was of the opinion the public notification for the Public Hearing was not clear. She explained she has been a thrifter her whole life and she supported the City having thrift uses. She was of the opinion the City was currently being too restrictive and she was offended by the fact the City believed they were too good for the thrifting use. She stated in the day and age of reduce, reuse and recycle, thrift shops should be allowed and encouraged. She explained she was in favor of thrift stores being allowed in Arden Hills. There being no additional comment Chair Collins closed the public hearing at 8:23 p.m. City Administrator Jagoe discussed the City’s notification process noting the public hearing notice was printed in the St. Paul Pioneer Press and noted the ordinance item was placed on the City’s website. Chair Collins questioned how the Commission should proceed. City Administrator Jagoe suggested the Commission could recommend a motion for approval with amendments noting Attachment A, Section C.A.1 would be amended to remove the language regarding donations and directing staff to work with the City Attorney to look at language for Section A.1.C or thrift store Class I to find a way to clarify the receipt/intake of goods. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 10 Commissioner Burlingame commented he had concerns regarding the ambiguity around three different items, noting he had three language amendments. He stated the first amendment would read as follows: Class I thrift stores may accept public donations provided all drop off activities occur within the interior of the building and during posted business hours only. Chair Collins explained he was not convinced the ordinance amendment required this language noting the definition states receipt of goods was to occur through purchase, consignment or donation. Commissioner Birken agreed noting donations were inherently allowed for both Class I and Class II thrift shops. Commissioner Burlingame questioned if the ordinance language should be amended to not require drive-thrus for Class II thrift shops. He stated this language could be amended to read: A drive-thru donation lane shall be required for Class II thrift stores for accepting donations, unless the City Council waives this requirement as part of the conditional use permit and based upon site specific donations. Commissioner Birken reported this was always an option for the City Council and she did not believe this language was necessary. Commissioner Burlingame commented he would like to see thrift shops allowed to have limited outdoor displays and suggested the language be amended to read: Thrift stores may include limited outdoor displays of merchandise provided display is located within six feet of the storefront and does not block pedestrian or ADA accessible routes and complies with seasonal display approved by City staff. Commissioner Birken commented the City does not allow outdoor display and sales which meant City Code would have to be amended. Commissioner Burlingame stated he had not realized this when he drafted his proposed language. Senior Planner Fransen indicated if there is direction from the Planning Commission, staff could work to draft an amendment to the section of City Code to address outdoor displays, then the use could apply to thrift stores. Chair Collins asked if the Commission supported amending City Code language to allow for outdoor displays at thrift stores. Commissioner Birken stated she believed it was unfair that all other retail uses could have outdoor sales and display, but this would not be allowed for thrift uses. City Administrator Jagoe commented certain criteria had to be looked at in order to allow an outdoor display at a retail sales or service station. She indicated one of these criteria is that the type of merchandise displayed shall be limited to items that require an outdoor location, such as plants, fuel, salt or landscaping materials. Chair Collins supported Item D being removed because thrift stores grew out of retail. He was of the opinion this item was too restrictive. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 11 Commissioner Birken stated she supported this recommendation. Commissioner Bjorklund expressed concern with this change given how thrift stores were selling used goods and could then display whatever items they deem fit. He explained he did not want to see weathered items displayed outside of thrift shops. Commissioner Birken reported even if Item D were removed, outdoor displays would still not be allowed, unless another portion of City Code were amended. Commissioner Bjorklund stated this was good to know. Commissioner Erler asked staff to provide further clarity on this matter. Senior Planner Fransen clarified if Item D, “Outdoor display and sales shall not be allowed,” were removed, outdoor displays and sales for a thrift store would not be permitted under the existing ordinance. Chair Collins questioned where Commissioner Burlingame was with his proposed amendments. Commissioner Burlingame stated it appeared his three amendments were not necessary at this time. Chair Collins reviewed the proposed revisions, noting on Attachment A – under Thrift Store additional criteria conditional use permit shall be stricken. He stated on Page 2, Letter B - Thrift Store Class I, a drive-thru shall not be allowed. He noted that the Planning Commission suggests removing the condition “Outdoor display and sales shall not be allowed” as this is already a condition established in the City Code. He explained he would like to defer to staff and the City Attorney for verbiage to address how goods are received. He commented on Letter C – Item I the Planning Commission would like the words “for any thrift store that accepts donations,” to be removed. Commissioner Birken commented on how this would impact a resale furniture store, noting they may require a drive-thru for larger items. Chair Collins thanked Commissioner Birken for her comments and stated the Planning Commission has voiced their concerns regarding drive-thrus and asked that staff work with the City Attorney to address the language in Item I surrounding donations and drive-thrus. Commissioner Birken moved and Commissioner Bjorklund seconded a motion to recommend approval of Planning Case 25-003 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to modify definitions for thrift store use, modify zoning districts for thrift store use, and modify performance standards for thrift store use, based on the findings of fact and as presented in the May 7, 2025 Report to the Planning Commission with staff looking into the three items as discussed. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. ARDEN HILLS PLANNING COMMISSION – May 7, 2025 12 REPORTS A. Report from the City Council Council Liaison Weber provided the Commission with an update from the City Council. He thanked the Commissioners for their in depth discussion on the items presented by staff. He commented on the groundbreaking ceremony that was held for Micro Control Company at Rice Creek Commons. He reviewed the items the Council discussed at their last meeting and explained the Old Highway 10 trail recently received two additional funding sources. B. Planning Commission Comments and Requests Commissioner Bjorklund questioned what the status was of hiring a new Community Development Director. City Administrator Jagoe reported the City would be reposting and seeking applications for this position. Commissioner Burlingame stated in completing researching items for this meeting, he was concerned the City was over regulating businesses and thrift store uses. ADJOURN Chair Collins moved, seconded by Commissioner Burlingame, to adjourn the May 7, 2025, Planning Commission Meeting at 9:03 p.m. The motion carried unanimously (6-0).