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050206 planning commission CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES May 2 2006 City Hall, 7 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chairman Svendsen called the meeting to order at 7 p.m. ROLL CALL Present: Paul Anderson, Jim Brinkman, Tim Buggy, Pat Crough, Kathi Hemken, Jeff Houle, Roger Landy, Ranjan Nirgudé, Tom Schmidt, Steve Svendsen Absent: Bill Oelkers Also Present: Kirk McDonald, Director of Community Development, Steve Sondrall, City Attorney, Vince Vander Top, City Engineer, Curtis Jacobsen, Community Development Specialist, Pamela Sylvester, Recording Secretary CONSENT BUSINESS There was no Consent Business on the agenda. PUBLIC HEARING PC06-06 Chairman Svendsen introduced for discussion Item 4.1, request for planned unit development, conditional use permit for shared parking and Item 4.1 site access, preliminary plat for property to be known as New Hope Quebec Addition, site/building plan review, comprehensive sign plan, and an administrative permit for outdoor dining, 7500 - 7528 42nd Avenue North, Manley Commercial Development and city of New Hope, Petitioners. Commissioner Anderson disclosed that, as a property owner along 42nd Avenue, Starbuck’s had approached him regarding leasing a portion of his building. Mr. Curtis Jacobsen, community development specialist, stated that the applicant was requesting a planned unit development to allow construction of two condominium buildings, a conditional use permit for shared parking and site access, preliminary plat for property to be known as New Hope Quebec Addition, site/building plan review, comprehensive sign plan, and an administrative permit for outdoor dining. The west building on the site would be anchored by a Starbuck’s along with other retail and restaurant uses and the east building would be two-stories and anchored by a medical clinic on the second floor with other retail/office uses on the first floor. The site is zoned CB, Community Business, and is located in the northeast quadrant of 42nd and Quebec avenues. The site area contains 109,899 square feet or 2.53 acres. Adjacent land uses are industrial to the north, community business to the west (Sunshine Factory) and south, the CP Rail line is located to the east adjacent to the rear property line. The two-story east building would contain 8,680 square feet per floor, or 17,360 square feet total. The west building would contain 11,472 square feet on one floor. Lot area ratios would be: green area at 12 percent, building area at 18 percent, and hard surface area at 70 percent. This site was rezoned from industrial to community business in 1998. Mr. Jacobsen explained that over the past 11 years the city acquired and demolished buildings on three industrial sites at 7500, 7516, and 7528 42nd Avenue. Electronic Industries which was located at 7516 42nd Avenue was responsible for the contamination of the groundwater and was cooperating with the city in the cleanup of the site. The environmental remediation efforts on the site are now complete. In order to receive a “close out” letter from the Minnesota Pollution Control Agency, the city must submit the proposed redevelopment plan to ensure compliance with the Declaration of Environmental Restrictive Covenants agreement that was approved by the city and the MPCA. Those efforts are underway in conjunction with the redevelopment of the site. State and county grants assisted with the site cleanup. Previously, the city was unsuccessful in the pursuit of development on this site. The 2003 proposal included a Culver’s restaurant and eight office condominiums. The January 2005 proposal replaced the Culver’s restaurant with a Viva Italia restaurant. In June 2005, the city entered into a purchase agreement with Frey Development and Manley Commercial Development for four buildings on the site including a restaurant/retail building and three office/retail buildings. The final plat was approved in October, and in December 2005, the applicant requested a delay to refine operations. In January 2006, the city was notified that the Viva Italia concept was no longer viable. Since that time, the developers redesigned the site and have attracted other viable tenants. Manley Commercial Development submitted the current plans in April which represents a change from plans previously approved, including a drive-through lane, additional retail uses in the east building, and a reduction of office uses. Mr. Jacobsen indicated the petitioner was proposing a mixed use development with a one-story building on the corner of 42nd and Quebec avenues and a two-story building on the eastern half of the site. Both buildings would be slab on grade foundations with cast stone, brick veneer and accents of stucco. There would also be awnings for accent color and lighting around the building’s exterior. Unit sizes would vary, and each unit would have a separate entrance. Property owners within 350 feet were notified and notice was published in the official newspaper of the city. No comments were received by staff. Mr. Jacobsen explained that the applicant proposed converting the three existing lots into two lots for commercial subdivision. Lot 1 would contain 58,623 square feet and Lot 2 would contain 49,702 square feet, and conform to city requirements. The preliminary plat indicated additional easements including a 10-foot sidewalk easement on the south lot line, and a 12-foot right-of-way easement for a future right turn lane. 2 Planning Commission Meeting May 2, 2006 Revised plans were submitted and included recommendations from the Design and Review Committee. Monitoring wells would be removed/moved subject to MPCA requirements. The existing bus bench and planters would be relocated on site. The mixed uses proposed for the site are compliant with the CB zoning district. A drive through was proposed for the south retail use on Lot 1 and is permitted by administrative permit. All setbacks for both buildings are compliant with city requirements. The plans show expanded sidewalks, ADA accessible sidewalk access, striped crosswalk connections to building sidewalks and retained street amenities. The sidewalk along Quebec Avenue extends northward to the property entrance. City code requires 150 parking spaces for the site, and 155 spaces are provided after subtracting 25 spaces for winter snow storage. Current parking design would accommodate two restaurants on the site. Snow storage was proposed for the northeast corner of the site, utilizing up to 25 parking spaces. Staff recommends the applicant provide a snow removal plan. Mr. Jacobsen explained that the drive through lane was a permitted use by administrative permit in the CB district. It exceeded stacking requirements with over 300 feet of stacking space, assisted with on site traffic control, separated drive through traffic noise from remainder of site, and would be screened from adjacent street traffic. The trash enclosure at the north side of the western building would be oriented to face north for better access by the hauler, and building materials would match the other proposed buildings, including gates. The traffic circulation plan provided for a right in only from 42nd Avenue and a 36- foot curb cut on Quebec to accommodate delivery trucks entering the site. An easement was provided for a future right turn lane from 42nd Avenue onto Quebec Avenue. Quebec Avenue would be widened on the east side by moving a portion of the curb four feet to the east. Truck circulation within the site was improved by narrowing parking lot islands and adding surmountable curbs. Access to the loading area for the west building was shown on the plans. Mr. Jacobsen stated the city engineer was recommending that the city construct right/left/through lanes on Quebec Avenue to access 42nd Avenue. The applicant would be required to share some of the costs to modify this intersection. The basis for determining the cost sharing was dependent upon the number of vehicles generated from the redevelopment of the site. The applicant had agreed to contribute a cash payment toward the construction of the turn lane in the amount of $11,000. The developer proposed to add 17 deciduous and evergreen trees to the site as well as maintain the existing trees along Quebec. Two hundred three shrubs would provide screening by the drive through and trash enclosure, and 224 perennials would be planted on the site as decorative accents. The lighting plan indicated 18, 22-foot poles for the parking lot area, pedestrian scale lighting provided on eight poles with double fixtures along the sidewalk and in front of the buildings, and motion sensitive lighting behind building two for security. The two monument signs would be 20 feet high by 10 feet wide made of cast stone base and 3 Planning Commission Meeting May 2, 2006 uprights, have backlit lettering, and be located at each entrance point. Building one tenants would be allowed wall signage on both front and back of the building. Building two tenants would have wall signage on the front (west) side of the building. The tenants in the end units could have two wall signs each, both on the front of the building and one for each business on the north and south sides. Mr. Jacobsen stated that staff recommended approval of the request, subject to the conditions listed in the planning report. Commissioner Landy initiated discussion on the status of the MPCA final letter. Mr. Steve Sondrall, city attorney, confirmed that the MPCA had approved a commercial use of this property with various restrictions. Mr. Jacobsen added that the MPCA required the final building plans so it could see the exact design of the vapor extraction system and see that it was not a passive system. Those portions of the plan are in the process of being reviewed. Commissioner Crough questioned who would maintain the fans after the developer took over the property. The city attorney confirmed that the developer would be responsible for maintenance, which would be addressed in the purchase agreement and development agreement. Commissioner Brinkman stated he was concerned with the road construction and lane allocation at the 42nd and Quebec intersection. He wondered whether or not there would be problems for vehicles northbound on Quebec to cross over three lanes of traffic into the Sunshine Factory parking lot. Mr. Vince Vander Top, city engineer, explained future proposed road construction for Quebec Avenue. He stated that the existing lane configuration included one northbound lane and southbound lanes included a dedicated left turn lane and a through/right turn lane at the intersection, which was the predominant lane. With the first proposal for this site in 2003, Bonestroo’s transportation engineer studied the configuration of the intersection based on anticipated movements. The proposed change would include one northbound lane and southbound lanes to include a dedicated left turn, right turn lane and a through lane. This configuration would limit stacking that could occur for southbound traffic with free right turns at the signal. Mr. Vander Top stated that the northbound lane would be 16 feet wide to better accommodate truck traffic, and the southbound lanes are proposed at 11 to 12 feet wide. The curbs would be moved out on both sides of the street, but not far enough that traffic signals or masts would need to be moved, which would be a significant cost. The signals belong to Hennepin County; however, the city would be responsible for any costs associated with moving the signals. The revised plan included a sidewalk along the curb on the east side of Quebec. The city would move the curb line four feet to the east approximately two-thirds of the way from the intersection to the driveway into the property. Mr. Vander Top explained that at the same time the 4 Planning Commission Meeting May 2, 2006 curbs would be moved, the city would be constructing storm sewer under the curb line to eventually connect to the storm sewer at the north property line to 42nd Avenue, which would reroute some of the drainage from the underpass that currently floods during a large rain event. He explained that the existing storm sewer along the north property line, then turns south along the east property line for a distance and then turns east to Fred Sims Park. This storm sewer was independent of the storm sewer that goes through the railroad underpass. Mr. Vander Top clarified that this development project would include storm sewer extension from the north property line south toward 42nd Avenue, reconstruction of the curb line on the east side, moving the east curb line four feet to the east, and construction of sidewalk along the curb line. Improvements on the west side of Quebec were not part of this development and would need to be coordinated as part of the city’s future infrastructure improvements. Mr. Vander Top explained that the revised plans indicated a full right turn lane from 42nd Avenue to Quebec. The construction of the full right turn lane would require the relocation of the signal arm. Based on the proposed improvements, the developer would be contributing $11,000 toward the improvements. The total cost of improvements, including the signal mast, would by significantly higher and the city would have to participate with dollars in the project. Staff would recommend that the developer be responsible for constructing the right in portion of the lane from 42nd Avenue accessing their site at this time. The balance of the right turn lane would not be constructed now nor would the improvements on the west side of Quebec Avenue. In the future, whether driven by the city or county, the right turn lane could be completed and the improvements on the west side of Quebec Avenue could be completed. Commissioner Schmidt reiterated that only a portion of the right in only lane would be constructed now and the balance of the project at some point in the future. Mr. Vander Top confirmed that the only reason half of the project would be constructed now was that it was adjacent to the development of this site. The second half of the improvements would be driven by when it could be included in the capital improvement plan and scheduled as part of a budget item for an infrastructure project. Chairman Svendsen confirmed there is a storm sewer located along the north property line. Mr. Vander Top responded that the majority of the property drains to the northeast corner of the site. The catch basin at the northeast corner is the low point on the site. Previously, the storm sewer was adequate for the runoff. With the future rerouting of the storm sewer and the construction of the east building, during a 100-year rain event, there may still be flooding issues at that corner of the parking lot. An alternative would be to provide an overland route for the runoff toward 42nd Avenue. The line in Quebec and along the north property line would be city storm sewers and the storm sewer located within the site is private. The issue was raised whether or not the 10-foot easement would be adequate for the storm sewer along the north property line and Mr. Vander Top stated he felt 10 feet would be adequate, but he would review 5 Planning Commission Meeting May 2, 2006 the matter again. Commissioner Anderson wondered whether the right in lane on 42nd Avenue had been approved by the county. Mr. Vander Top stated it had been approved verbally. Plans would need to be submitted to Hennepin County prior to obtaining the permit. Commissioner Houle questioned where the seven parking stalls at the southeast corner of the property drained and the response was that they drained to the boulevard at 42nd Avenue. In preliminary review of the site, that catch basis would drain to the storm sewer in center of property, which is a condition of approval. Commissioner Brinkman requested clarification on the right turn lane. Mr. Vander Top stated that the right turn lane would not be constructed in full, only the right in portion to the entrance to the property. Quebec Avenue would remain at three lanes, but would be widened by four feet on the east side for a certain distance. Commissioner Anderson stated he did not understand why the entire right turn lane would not be constructed at this time, and the answer was a money issue. He stated with the project built out and businesses doing well he felt traffic congestion in that area would be difficult. Mr. Vander Top indicated that at the Design and Review Committee meeting the project’s development team indicated it would prefer to see the entire turn lane constructed now, rather than having a construction disturbance again in a couple years. A suggestion was made to see if the county could help with funding for the construction of the turn lane. Vander Top stated that generally the county’s feeling was that construction should be supported by the adjacent development. The county indicated it appreciated the fact that right of way had been dedicated on the plat for the future right turn lane. Mr. Terry Matula, of Manley Commercial Development, came forward to address the Commission. He stated that the curb cut would be moved slightly and there would be a right turn lane into the driveway apron into the site, but no lane work along the frontage of 42nd Avenue to Quebec. Mr. Matula strongly recommended that the Planning Commission recommend to the City Council that they find a way to construct the right turn lane with this development, rather than tear up the roadway again in a few years. He stated he felt if the development was commercially successful there may be some slowdown of traffic as cars queue up at the driveway apron in the right-hand lane. Truck traffic would enter the site from Quebec Avenue. Chairman Svendsen reiterated that the preliminary plat indicated a dedicated right turn lane for future construction with the movement of traffic signals, etc. Commissioner Schmidt acknowledged that the developer would prefer to see the right turn lane constructed at this time. He wondered whether or not the developer would consider contributing more money to get the lane constructed at this time. Mr. Matula answered in the affirmative depending on the cost. Commissioner 6 Planning Commission Meeting May 2, 2006 Schmidt provided an example of a building near the University of Minnesota that was to have been a multi-story building. The project was started with one or two stories and never went any further. He stated he did not want this project to mimic that example. Commissioner Brinkman expressed concern that there may be traffic accidents along 42nd Avenue if there was no right turn lane constructed along with the development. Mr. McDonald interjected that he remembered the right turn lane had been discussed with the Viva Italia proposal and that the Planning Commission had recommended to the City Council to look at a full right turn lane. Mr. Matula commended city staff on the thorough report. He clarified that the landscape species had been confirmed with experts and the types of trees and plantings that would be tolerant to TCE in the soils; therefore, there may be some changes in species of plantings. If there were substantial changes, he understood those changes may need to be reviewed by the Commission and Council. Mr. Matula called attention to the maintenance of the exhaust fan system. He explained the system had less air volume than a typical bathroom exhaust fan. The developer proposed that the system be maintained by the city. The alarm system should be similar to underground parking garages with carbon monoxide sensors that turn on an exhaust fan and send an alarm to the fire department. The system could be checked once or twice a year to be sure it was working properly. His position was that this system should be treated the same as a ponding basin or wetland that the city would check and maintain. The fan would be located in the two- story building. A system of perforated pipes would be installed under the slab to move air volume gently through it. If any of the TCE vapors penetrate the air, they would be drawn up through the vent system on the roof and exhausted outdoors. This was standard practice with the MPCA, state and federal regulations. The fan unit typically would be located in the fire department room next to the sprinkler trees and the fireman’s key. Commissioner Buggy stated it was his opinion that this system should be part of the routine maintenance of the property. Property management personnel would be on site more often than the fire department and would notice immediately if there was a problem with the system. Mr. Matula maintained that he would prefer a monitoring system with an alarm that was linked to the fire department. Mr. Sondrall explained the city’s alarm ordinance and the fact that if the city responded to an alarm the cost would be charged back to the property owner. His recommendation would be that once the property was turned over to the developer, it would be the responsibility of the developer for maintenance of the system. Commissioner Nirgudé stated that in his opinion this was a fire department issue and they should be involved with the decision. He agreed it should not be the city’s responsibility to maintain the system. Mr. Matula indicated this is a low key operation and a passive system would be preferred by the environmental consultant, who was in communication with the MPCA on this issue. Mr. Matula pointed out the city would not own the system; he was only requesting that the city 7 Planning Commission Meeting May 2, 2006 monitor the system. Chairman Svendsen requested that the applicant provide a snow removal plan. He pointed out that the photometric plan indicated light levels exceeded city requirements at the west, north and south property lines and asked that the petitioner correct the levels and submit a revised plan. Svendsen commended the applicant on all the changes incorporated into the revised plans. Commissioner Houle expressed concern with the traffic entering the site from 42nd Avenue. He pointed out stop signs were shown on the plan for vehicles entering the site, which would slow down traffic. Mr. Matula responded that the signs were misplaced as the stop signs were for vehicles exiting the drive through lane and the plans would be corrected. There would be “Do Not Enter” signs placed in the vicinity of the drive through lane for cars entering the site. Commissioner Houle asked for clarification on whether or not the curb line on 42nd Avenue would be moved to accommodate the right in lane. He expressed concern that if the City Council did not authorize construction of the full right turn lane to Quebec that there would a significant safety issue with westbound traffic on 42nd Avenue. Houle stressed if this issue was not resolved, he would have to vote against the project. Mr. Vander Top pointed out the existing south curb line on the plan and indicated that the curb would be moved north to accommodate the right turn into the property to allow for the stacking of three to four vehicles. Mr. Matula stressed that they would prefer that the entire right turn lane be constructed now rather than having to tear up the street again in a few years to construct the full turn lane. Commissioner Landy inquired as to the mix of tenants on the site. Mr. Matula replied that he could not reveal that information. They were in active negotiations with Starbucks and were working with three or four additional restaurant uses that generally locate near Starbucks; one of the restaurants is known for soup/salad/bread selections. Discussion ensued regarding Starbucks talking to several other property owners in New Hope. Mr. Matula stated he was confident that if Starbucks did not purchase the space that they would not have difficulty in locating another restaurant use. Commissioner Anderson stated his property on the west of this site had a curb cut on 42nd Avenue and he had not witnessed any traffic problem with vehicles entering his site. He pointed out that the topography in front of his business was flat and the sight lines were good, and there was a traffic signal located within one-half block. Chairman Svendsen clarified that the area to the west side of building one was specified for delivery vehicles and the fact that through traffic would also move along the west side of the building to the drive up window. An area would be specified for no parking near the fire department 8 Planning Commission Meeting May 2, 2006 connection. Commissioner Houle questioned the species of trees to be planted along the north property line and whether or not the five foot area would be adequate. Mr. Matula answered that the trees would be 2 1/2-inch fall gold ash. At maturity the trees would be from 40 to 70 feet and the five-foot planting area would be adequate. There was no one in the audience to address the Commission; the public hearing was closed. Motion by Commissioner Landy, seconded by Commissioner Buggy, to close the public hearing on Planning Case 06-06. All voted in favor. Motion carried. Chairman Svendsen recapped the discussion and suggested adding several additional conditions of approval including 1) landscape plantings to be tolerant of the soils, 2) completion of western half of right turn lane on 42nd Avenue, 3) maintaining MPCA monitoring system by owner, 4) providing a snow removal plan, and 5) photometric plan to conform to city ordinances. It was noted that the general concept of the plan had been presented to the City Council in April; however, the turn lane had not been discussed. Commissioner Hemken questioned whether the Commission could impose the construction of the entire right turn lane on the applicant by adding it to the conditions of approval. Chairman Svendsen responded that the condition could specify whether the eastern half of the turn lane would be constructed or the entire turn lane, which would involve considerable expense by the city to move traffic signals, fire hydrants, etc. Mr. Sondrall interjected that the full turn lane was not part of the development and the approval of the project should not be structured based on the turn lane. It was his understanding that the eastern portion of the turn lane would be constructed at this time. The Commission could recommend to the Council that the full right turn lane be constructed with the project. MOTION Motion by Commissioner Landy, seconded by Commissioner Schmidt, to Item 4.1 approve Planning Case 06-06, request for planned unit development, conditional use permit for shared parking and site access, preliminary plat for property to be known as New Hope Quebec Addition, site/building plan review, comprehensive sign plan, and an administrative permit for outdoor dining, 7500-7528 42nd Avenue North, subject to the following conditions: 1.Enter into a development agreement with the city and provide performance bond (amount to be determined by city engineer and building official). 2.Comply with city engineer recommendations dated April 13 and 25, 2006, including payment of storm water fee in the amount of 9 Planning Commission Meeting May 2, 2006 $47,100, and payment of $11,000 to share the cost of adding a right turn lane on Quebec Avenue. 3.Comply with city attorney recommendations on plat dated April 24, 2006 (full report and summary). 4.Approval of plans by building official. 5.Approval of plans by West Metro Fire-Rescue District and comply with recommendations dated April 12, 2006. 6.Planning Commission to waive review of the final plat. 7.Comply with planner recommendations: A.Final plat revised to show 10 and 12-foot sidewalk easements on south edge of property. B.Submit revised, accurate information on lot coverage for lot areas, building, green space, and paved areas. C.A total of two tenant bays shall be used for restaurant/café uses. Future conversion of retail to restaurant uses shall require site and building plan review to evaluate parking performance on the site. D.Applicant shall show truck circulation to loading area behind building one, if applicable. E.Drive through order board placement and related equipment shall be subject to review of the building official. F.Monument signage shall not be located in 10-foot sidewalk easement on south end of site, and shall conform to 10-foot setback requirement in Sign Code. 8.Provide snow removal plan. 9.Revise photometric plan to comply with city requirements. 10.Landscape plantings to be tolerant of soil on site. 11.Maintenance of MPCA monitoring system by owner. 12.Correct stop sign locations on signage plan. The Planning Commission also recommends that, if possible, the city work with the county and the property owner to complete the western half of the right turn lane on 42nd Avenue, the entire distance toward Quebec Avenue, in conjunction with this project. Voting in favor: Anderson, Brinkman, Buggy, Crough, Hemken, Houle, Landy, Nirgudé, Schmidt, Svendsen Voting against: None Absent: Oelkers Motion carried. Svendsen stated that this planning case would be considered by the City Council on May 22 and asked the petitioner to attend. Commissioner Brinkman commended the petitioner on the plans. The Commissioners concurred on a recommendation for a sit-down restaurant for the site. Design and Review Chairman Svendsen reported that the Design and Review Committee met with the petitioners in April. The next meeting would be held on May 18 Committee 10 Planning Commission Meeting May 2, 2006 Item 5.1 at 7:30 a.m., and staff was expecting two residential applications. Codes and Standards Commissioner Hemken stated that the Codes and Standards Committee had not met in April. Mr. McDonald added that staff would be Committee coordinating a meeting in early June to discuss Sign Code revisions. Item 5.2 OLD BUSINESS There was no old business. Miscellaneous Issues NEW BUSINESS There was no new business. Motion to Approve Motion was made by Commissioner Schmidt, seconded by Commissioner Minutes Brinkman, to approve the Planning Commission minutes of April 4, 2006. All voted in favor. Motion carried. ANNOUNCEMENTS Chairman Svendsen stated he had addressed the City Council on behalf the Planning Commission, introduced the commissioners, explained what the Commission does, and described past and current projects that had been recommended for approval. He added that residents have since told him they appreciated the information, as they were not aware of the role of the Planning Commission. Mr. McDonald reminded the commissioners of the Citizen Advisory Commission/Parks and Recreation and Community Development bus tour of the city scheduled for June 19, which identified projects recently completed or under construction. Commissioner Houle explained that he had contacted city staff regarding the use of planned unit developments and the requirements to preserve open space and other site features and how that applied to the 42nd and Quebec project. He stated Alan Brixius, the city’s planning consultant at Northwest Associated Consultants (NAC), responded in writing with an explanation of PUDs and their intended use, which had been distributed to the commissioners. He indicated that he would like to discuss this matter further at a future meeting when the planning consultant was present. Mr. McDonald explained that the City Council had tabled the NAC proposal for the Comprehensive Plan update at the April 24 Council meeting and would be discussing the matter at the May 15 work session. Commissioner Landy had volunteered to sit on the new comprehensive plan update committee that may convene later this year. Another one or two volunteers may be needed, as well. Commissioner Houle initiated discussion with regard to the proposal from Northwest Associated Consultants to guide city staff through the Comprehensive Plan update. He questioned the reason the Council discussion of the proposal had been postponed. Commissioner Landy added that NAC and Alan Brixius provided good leadership throughout the 1998 update. Houle felt it was important for the Council members to 11 Planning Commission Meeting May 2, 2006 know that NAC’s knowledge and background with the city was invaluable. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:35 p.m. Respectfully submitted, Pamela Sylvester, Recording Secretary 12 Planning Commission Meeting May 2, 2006