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Planning Commission - 03/14/1988 AGENDA EDEN PRAIRIE PLANNING COMMISSION Monday, March 14, 1988 7:30 p.m. COMMISSION MEMBERS: Chairman Ed Schuck, Richard Anderson, Julianne Bye, Christine Dodge, Doug Fell , Robert Hallett, Charles Ruebling STAFF MEMBERS: Chris Enger, Director of Planning; Michael Franzen, Senior Planner; Don Uram, Assistant Planner; Sue Anderson, Recording Secretary Pledge of Allegiance--Roll Call I . APPROVAL OF AGENDA II. MEMBERS REPORTS A. Election of Officers. III. MINUTES IV. DEVELOPMENT PROPOSALS (7:35) A. STARRING LAKE 2ND ADDITION, by Red Rock Heights Partnership. Request for Preliminary Platting of 8.3 acres into 13 single family lots within the R1-22 District. Location: North of County Road #1 between Eicholts Addition and Starring Lake 1st Addition. A public hearing. (7:40) B. ALPINE ESTATES 2ND ADDITION, by Red Rock Heights Partnership. Request for Zoning District Change from R1-22 to R1-13.5 on 8.4 acres with lot depth variances to be reviewed by the Board of Appeals, Preliminary Platting of 8.4 acres into 17 single family lots and road right-of-way. Location: East of Alpine Trail , South of Chicago, Milwaukee, St. Paul & Pacific Railroad. A public hearing. (8:20) C. FLYING CLOUD OFFICE WAREHOUSE CONDOMINIUM, by Eugene M. Branstrom. Request for Site Plan Review within the I-2 District on 2.29 acres for construction of a 9,848 square foot office/warehouse. Location: South of Pioneer Trail at Yorkshire Lane, North of County Road #1. A public meeting. (8:35) D. THE FARM 2ND ADDITION, by Countryside Investments, Inc. Request for Zoning District Change from Rural to R1-13.5 on 1 .95 acres and from Public to R1-13.5 on 4.7 acres, and Preliminary Plat of 30 acres into 17 lots and 1 outlot. Location : North of the intersection of Duck Lake Trail and Loralee Lane. A public hearing. (9:05) E. GOLF POINT, by Associated Investments, Inc. Request for Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 2.8 acres, Zoning District Change from Rural to RM-6.5 and Preliminary Platting of 2 .8 acres into 15 lots and 1 outlot for construction of 15 townhouse units. Location: South of Valley View Road, east of the Chicago & Northwestern Railroad. A public hearing. Agenda Eden Prairie Planning Commission Monday, March 14, 1988 Page Two (9:45) F. EDEN PLACE CENTER, by Prairie Entertainment Associates. Request for Planned Unit Development Concept Amendment and Zoning District Amendment within the C-Reg-Ser District on 6.42 acres and Preliminary Platting of 6.42 acres into 1 lot for construction of 52,000 square feet of retail and restaurant use. Location: West of Glen Lane, south and east of Eden Road. A public hearing. V. OLD BUSINESS VI . NEW BUSINESS VII. PLANNER'S REPORT VIII . ADJOURNMENT *NOTE: THE TIMES LISTED ABOVE ARE TENTATIVE, AND MAY BE SIGNIFICANTLY EARLIER, OR LATER, THAN LISTED. MINUTES EDEN PRAIRIE PLANNING COMMISSION Monday, March 14, 1988 7: 30 PM MEMBERS PRESENT: Chairman Ed Schuck, Christine Dodge, Robert Hallett, Julianne Bye, Douglas Fell, Richard Anderson MEMBERS ABSENT: Charles Ruebling STAFF PRESENT: Michael Franzen, Senior Planner; Don Uram, Asst. Planner; Sue Anderson, Recording Secretary I. APPROVAL OF AGENDA The following change was made: Move II.A. Election of Officers to last item on the agenda. MOTION: Motion was made by Anderson, and seconded by Hallett to approve the agenda as amended and published. Motion carried 5-0-0 . II. MEMBERS REPORTS A. Election of Officers See Page 12 III. MINUTES Planning Commission Meeting Minutes of the February 22, 1988. MOTION: Motion was made by Hallett and seconded by Anderson to approve the minutes of the February 22, 1988, Planning Commission meeting as published. Motion carried 3-0-2, Fell and Schuck abstained. Senior Planner Franzen swore in reappointed Planning Commission Members Christine Dodge and Julianne Bye for a new three year term expiring on 2-28-1991. IV. DEVELOPMENT PROPOSALS A. STARRING LAKE 2ND ADDITION, by Red Rock Heights Partnership. Request for Preliminary Platting of 8. 3 . acres into 13 single family lots within the R1-22 Eden Prairie Planning Commission -2- March 14, 1988 District. Location: North of County Road #1 between Eicholts Addition and Starring Lake 1st Addition. A public hearing. Franzen reported that after publication of this hearing, the neighborhood contacted Staff with concerns regarding the storm water drainage and the future road access to the north. Because of the concerns, the Developer has requested in a letter dated March 8, 1988, that this item be withdrawn at this time. Staff notified the neighborhood of the letter. When new plans for development are ready, they would be submitted to Staff and Planning Commission for review. Franzen stated that the Developer has scheduled a neighbor- hood meeting for Wednesday, March 16, 1988 to hear their concerns. Franzen commented that appropriate action would be to close the public hearing and return the item to the proponent without prejudice. MOTION: Motion was made by Anderson and seconded by Bye to close the public hearing and return the item to the proponent without prejudice. Motion carried 6-0-0 • B. ALPINE ESTATES 2ND ADDITION, by Red Rock Heights Partnership. Request for Zoning District Change from R1-22 to R1-13.5 on 8.4 acres with lot depth variances to be reviewed by the Board of Appeals, Preliminary Platting of 8.4 acres into 16 single family lots and road right-of-way. Location: East of Alpine Trail, South of Chicago, Milwaukee, St. Paul & Pacific Railroad. A public hearing. Uram introduced proponent Bill Gilk and Uervell Halmrast. He stated the property had been brought before the Commission two other times over the past few years, and the proposed development would be feasible in accordance with Staff Recommendations dated March 11, 1988. Proponent presented the proposed development of 16 single family lots. All the lots meet or exceed the minimum requirements of the zoning district with the exception of Lots 3, 4 and 5 on Block 1. Proponent has applied for a variance from 150 foot lot depth required for residential lots adjacent to railroads to 125 feet, and Lot 6, Block 2 which does not meet the minimum average width requirement. He stated that an agreement with Mr. Anderson had been reached for an easement through his property for sanitary sewer extension. They have submitted a signed Right-of-Entry form for the sanitary sewer and cul-de-sac. Eden Prairie Planning Commission -3- March 14, 1988 • Proponent continued that tree replacement would consist of 136 caliper inches of plant material to replace the removal of 222 diameter inches of trees. Access to this site would be provided by the extension of Alpine Trail to the east for approximately 900 feet. The proposed grading would be less damaging to the natural site characteristics of the property. Approximately 21, 000+ cubic yards of fill are required to complete the grading. This amount of fill would required 1400 loads of fill to be moved onto the site using Hillcrest Lane and Alpine Trail. Assistant Planner Uram reported that the major issue in the past was the grading. In the proposal being submitted, fill would be brought in to raise the site elevation. In order to guarantee the maintenance and possible reconstruction of the roads, the proponent would be required to evaluate the road's condition before and after the hauling of the fill, and to restore any deterioration that occurs. He stated that the hauling of fill be confined to a limited period of time, and suggested a limitation of 90 days from issuance of the grading permit. Uram continued that a series of retaining walls were being proposed and that the walls be constructed concurrent with • home construction. Uram summarized the items on the Staff Recommendation Report that were necessary at this time as: 1) Revise the plans to reflect the required average lot width for Lot 5, Block 2; 2) Determine the condition of and submit a bond for the maintenance of Hillcrest Court and Alpine Trail which would be the designated construction route; and 3) Apply for and receive a variance from the Board of Appeals for lot depth adjacent to railroads of 150 feet for Lots 3, 4, and 5, Block 1. Bye observed that with the size of the trucks, and the impact on residents, perhaps the hauling be detained during school bus traffic time. Uram responded that could be a consideration. Fell inquired if 900 ft. length included the cul-de-sac. Proponent responded affirmatively. Dodge asked if there was a plan to connect that road. Uram responded it had been looked at, however, extending it across Purgatory Creek did not look probable due to the cost. Eden Prairie Planning Commission -4- March 14, 1988 . Franzen mentioned that the Director of Community Services Lambert received this proposal and felt a trail system was not necessary in this area. Norman Woodard, 16180 Hillcrest Lane, stated that access into the property was not Hillcrest Road but rather Hillcrest Lane. Proponent requested that a restriction on the time of day not be placed on the project as the trucks are rented by the day and they wanted to be able to haul all they could in a given day. Uram replied that when Staff worked on the grading section, the suggestion of 90 days was a reasonable solution, but perhaps 120 days would be more reasonable. Dwight Harvey, 16190 Alpine Way, stated that Hillcrest Lane was the main pickup for school children. He asked if it would be marked that it was a construction area. Uram stated this could be made a requirement. Franzen commented that a sign could be installed stating the unloading and loading time for the school buses for the haulers to be aware of what time of the day children and buses would be in the area. The developer would pay for the sign and the • City would erect it. Dodge inquired to proponent what the anticipated cost of the lots would be. Proponent replied in the $40,000 range. MOTION 1: Motion was made by Bye and seconded by Anderson to close the public hearing. Motion carried 6-0-0 MOTION 2: Motion was made by Bye and seconded by Anderson to recommend to the City Council approval of the request of Red Rock Heights Partnership for Zoning District Change from R1-22 to R1-13 .5 for 8.4 acres for Alpine Estates 2nd Addition, with lot depth variances to be reviewed by the Board of Appeals, based on revised plans dated March 8, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, with the addition of 1.F. Review the possibility of a trail system; and 1.G. That Council would work out a method of signage and speed limit to lessen the impact of the construction. Motion carried 6-0-0 • Eden Prairie Planning Commission -5- March 14, 1988 MOTION 3:• Motion was made by Bye and seconded by Anderson to recommend to the City Council .approval of the request of Red Rock Heights Partnership for Preliminary Plat of 8.4 acres into 16 single family lots and road right-of-way for Alpine Estates 2nd Addition, based on revised plans dated March 8, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and as amended by the previous motion. Motion carried 6-0-0 C. FLYING CLOUD OFFICE WAREHOUSE CONDOMINIUM, by Eugene M. Branstrom. Request for Site Plan Review within the I-2 District on 2.29 acres for construction of a 9,848 square foot office/warehouse. Location: South of Pioneer Trail at Yorkshire Lane, North of County Road #1. A public meeting. Franzen reported this item had previously been reviewed by the Commission, at which time the proponent was to return to Commission and Council for site plan review of the second building on the property. This second building complies with the requirements of the Developer's Agreement. He introduced Eugene Branstrom as the proponent. Branstrom presented the proposed 15-foot building which would • be the same as Phase I. The exterior materials consist of rock-face block, glass, cedar siding, and wood occupies 10% of the building exterior. All mechanical equipment would be located in the structure to maintain a clean roof line. The building would consist of 1/2 office and 1/2 warehouse, calling for 55 parking spaces. Access would be from Pioneer Trail, and there would not be an access from County Road #1. Franzen reported that the Staff was recommending approval as proposed on the south side of the existing building in accordance with the Staff Recommendations Report dated February 12, 1988. There would be a revision on the parking plan to provide for a 25-foot drive aisle along the east side of the building and revised parallel parking spaces to meet 9 ' x 23 ' dimensions. Fell commented that parking was based on 1/3 warehouse and 1/3 manufacturing but proponent stated the building was 1/2 warehouse and 1/2 manufacturing, and inquired if the parking was adequate. Franzen responded it was adequate for the use of the building. No comments were received from the audience. Eden Prairie Planning Commission -6- March 14, 1988 MOTION: Motion was made by Bye and seconded by Fell to recommend to the City Council approval of the request of Eugene M. Branstrom for Site Plan_ Review within the I-2 Zoning District on 2 .29 acres, based on plans dated February 11, 1988, subject to the recommendations of the Staff Report dated March 11, 1988. Motion carried 6-0-0 D. THE FARM 2ND ADDITION, by Countryside Investments, Inc. Request for Zoning District from Rural to R1-13.5 on 1.95 acres and from Public to R1-13 .5 on 4.7 acres, and Preliminary Plat of 30 acres into 17 lots and 1 outlot. Location: North of the intersection of Duck Lake Trail and Loralee Lane. A public hearing. Ron Krueger, representative for the proponent, presented the project located just west of the King of Glory Church The plan proposed would take 6-1/2 acres and result in 16 single family lots, with an average lot size of 16, 608 sq. ft. Uram stated that an issue of concern was the proposed 40 ft. wide building pads. Staff had reviewed a sample of building permits recently issued, and found that approximately 50% of the building permits issued were for housing pads exceeding 40 ft. in width. In order to allow more freedom for the builders, and to avoid the need for changing grading plans in the field, Staff is recommending that at least 50% of the building pads be designed with a 50 ft. width. With the mix of 40 ft. and 50 ft. house pads, the Staff recommended approval based upon plans dated February 24, 1988. Proponent stated that they concur with a 50 ft. and 40 ft. mix of lot building pads. Jerry Anderson, 17831 Duck Lake Trail, stated that the water runs down into his lot on the south side of Duck Lake Trail from the church parking lot at the present time and inquired if there would be a storm sewer drainage system installed to handle the increase. Uram responded that the drainage on the south side had not been addressed in this proposal. He invited Mr. Anderson to call the office during the day and they would look into the matter. Krueger stated that this project would not impact the drainage to the church parking lot as the storm drainage goes to the north. Eden Prairie Planning Commission -7- March 14, 1988 MOTION 1: {, Motion was made by Bye and seconded by Fell to close the public hearing. Motion carried 6-0-0 MOTION 2: Motion was made by Bye and seconded by Fell to recommend to the City Council approval of the request of Countryside Investments, Inc. , for Zoning District Change from Rural to R1-13.5 on 1.95 acres and from Public to R1-13.5 on 4.7 acres, for The Farm 2nd Addition, based on plans and written materials dated February 16, and February 24, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and the addition of 1.G. To review the drainage on the south side of Duck Lake Trail. Motion carried 6-0-0 MOTION 3 : Motion was made by Bye and seconded by Fell to recommend to the City Council approval of the request of Countryside Investments,Inc. for Preliminary Plat of 30 acres into 17 lots and one outlot for The Farm 23nd Addition, based on plans and written materials dated February 16, and February • 234, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and as amended in previous motion. Motion carried 6-0-0 E. GOLF POINT, by Associated Investments, Inc. Request for Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 2 .8 acres, Zoning District Change from Rural to RM-6.5 and Preliminary Platting of 2 .8 acres into 15 lots and 1 outlot for construction of 15 townhouse units. Location: South of Valley View Road, east of the Chicago & Northwestern Railroad. A public hearing. Tom Robertson, President of Associated Investments, Inc. , presented the proposed site plan for 15 townhouse units with a density of 5.4 units per acre, the average for townhome densities in Eden Prairie. He reported that this project would be dependent upon the realignment of Valley View Road to provide additional land in order for the project to meet the requirements of the zoning district. The relocation of Valley View Road would be dependent upon the decision of the railroad as to whether it would be abandoned. This project would not proceed to building permit until the information • Eden Prairie Planning Commission -8- March 14, 1988 . was known. If the railroad was abandoned, the current plan would be for a bridge over the tracks which would not impact this project. Tom Robertson, Developer, indicated that the site impact would be minimal. The main concern was working with the people of the golf course. To avoid the driving of the golf balls into glass windows, the windows were placed on the other side of the building. The design of the property specifically addressed the problem of balls hitting the building. The townhomes would be in the price range of $90, 000. This project would be contingent upon the Valley View Road Revision Resolution. Franzen stated that the site would be guided medium density allowing up to 2-1/2 units per acre. The townhomes make good use of the property, and with the recommended revisions meet all City Codes and Ordinances. The developer has staggered the buildings creating a residential look instead of institutional. Staff recommends approval but the project should not proceed to 2nd reading until the decision on Valley View Road, and the railroad crossing issue have been resolved. We do not want to approve a project and then go back in and make changes. • Schuck commented that the property was under water last July. Franzen stated another 6" could be added to the site elevation. If the City was planning for another flood, then the City needs to raise flood plain elevations. He continued that the Commission could leave the site elevations the same, raise the pads or wait and see what the Watershed District report comes up with for an overall drainage solution. Fell stated he was in favor of raising the pad 6" unless the Watershed District Report comes up with an overall drainage solution. Hallett inquired if proponent talked to the golf course about buying the land. Proponent replied affirmatively but did not get any where with the discussion. Jack Uebler, 14447 Fairway Drive, requested verification of low density guidelines. Franzen replied low density was up to 2-1/2 units per acre and medium density was up to 10 units per acre. Robertson stated to audience if there were concerns regarding the use of the property, he would be happy to talk with them after the meeting. 0 Eden Prairie Planning Commission -9- March 14, 1988 Fell inquired as to what percentage brick would be required on the project. Franzen replied that medium density residential zoning does not have a building material requirement. MOTION 1: Motion was made by Bye and seconded by Hallett to close the public hearing. Motion carried 6-0-0 MOTION 2: Motion was made by Bye and seconded by Hallett to recommend to the City Council approval of the request of Associated Investments, Inc. , for Comprehensive Guide Plan Amendment from Low Density Residential to Medium Density Residential on 2.8 acres for Golf Point, based on plans and written materials dated February 12, and February 29, 1988, subject to the 'recommendations of the Staff Report dated March 11, 1988, based on Watershed District's overall storm drainage solution or the building pads would be raised accordingly. Motion carried 6-0-0 MOTION 3 : • Motion was made by Bye and seconded by Anderson to recommend to the City Council approval of the request of Associated Investments, Inc. , for Zoning District Change from Rural to RM-6.5 for 15 townhouse units for Golf Point, based on plans and written materials dated February 12, and February 29, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and as amended on the previous motion. Motion carried 6-0-0 MOTION 4: Motion was made by Bye and seconded by Hallett to recommend to the City Council approval of the request of Associated Investments, Inc. , for Preliminary Platting of 2.8 acres into 15 lots and one outlot for Golf Point, based on plans and written materials dated February 12, and February 29, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and as amended on the previous motion. Motion carried 6-0-0 MOTION 5: Motion was made by Bye and seconded by Hallett to request that the proposal be returned to Planning Commission for review if significant changes occur in the proposed development between the lst and 2nd reading. Motion carried 6-0-0 Eden Prairie Planning Commission -10- March 14, 1988 • F. EDEN PLACE CENTER, by Prairie Entertainment Associates. Request for Planned Unit Development Concept Amendment and Zoning District Amendment within the C-Reg-Ser District on 6.42 acres and Preliminary Platting of 6.42 acres into 1 lot for construction of 52,000 square feet of retail and restaurant use. Location: West of Glen Lane, south and east of Eden Road. A public hearing. Franzen reported that the 1980 PUD depicted a mixture of office and retail. The new PUD has less office and more commercial, more fast-food restaurants than anticipated, and a slightly larger Class I sit-down restaurant. He introduced Brian Cluts as representative for the Developer. Proponent, in presenting the proposed project, stated the building would be all brick consisting of two kinds, a dark and light. There would be edge lighting, as well as under the canopy lighting giving a festive atmosphere. The architecture gives a front door appearance on the back of the building which would be on Eden Road. Tree replacement required would be 176 caliper inches. Franzen stated that the proposal was addressed in accordance with the City Council's concept of "Hometown Downtown, " • consisting of a specialized architecture, site planning, signage, lighting and landscaping unique to Eden Prairie. Franzen continued that the Staff was recommending approval of the PUD Concept Amendment, Zoning District Amendment and Preliminary Plat based on plans dated March 10, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and the conditions set forth. He stated the Developer would supply a 5' wide sidewalk on Glen Lane and Eden Road to encourage pedestrian traffic. Schuck inquired to Staff if proposed screening was satisfactory. Franzen responded that the proposed method should provide effective screening. Schuck asked the percentage required for handicap parking spaces. Proponent responded it was 1 per 50. Anderson encouraged the plan for sidewalks to enhance pedestrian access. Don Brauer, 8042-8018 Eden Road, stated that Eden Road may be a service road, and if so, this would not be a feasible placement for a sidewalk. This would not be certain until the pattern was established for the Downtown. • Eden Prairie Planning Commission -11- March 14, 1988 • Franzen responded that the Developer could enter into a special assessment agreement with the Developer paying for the sidewalk if it does indeed go through. MOTION 1: Motion was made by Bye and seconded by Fell to close the public hearing. Motion carried 6-0-0 MOTION 2: Motion was made by Bye and seconded by Fell to recommend to the City Council approval of the request of Prairie Entertainment Associates for Planned Unit Development Concept Amendment to the Eden Glen Planned Unit Development for Eden Place Center, for construction of 52,000 sq. ft. of retail and restaurant uses, based on plans dated February 5, and February 26, 1988, subject to the recommendations of the Staff Report dated March 11, 1988. Motion carried 6-0-0 MOTION 3: Motion was made by Bye and seconded by Fell to recommend to the City Council approval of the request of Prairie . Entertainment Associates for zoning District Amendment within the C-Regional-Service District on 6.42 acres for Eden Place Center, for construction of 52, 000 sq. ft. of retail and restaurant uses, based on plans dated February 5, and February 26, 1988, subject to the recommendations of the Staff Report dated March 11, 1988. Motion carried 6-0-0 MOTION 4: Motion was made by Bye and seconded by Fell to recommend to the City Council approval of the request of Prairie Entertainment Associates for Preliminary Plat of 6.42 acres into one lot for Eden Place Center for construction of 52, 000 sq. ft. of retail and restaurant uses, based on plans dated February 5, and February 26, 1988, subject to the recommendations of the Staff Report dated March 11, 1988, and amended by Staff regarding sidewalks in the area. Motion carried 6-0-0 V. OLD BUSINESS None • Eden Prairie Planning Commission -12- March 14, 1988 VI. NEW BUSINESS None VII. PLANNERS REPORT A. Metropolitan Airport Commission Franzen addressed the memo from Jean Johnson, Zoning Administrator, dated March 10, 1988, regarding the Metropolitan Airport Commission's Master Plan Process for Flying Cloud Airport. He stated that if amendments to the Guide Plan were required, Staff would forward its recommendations to the Commission at that time. Hallett inquired if the expansion of another runway would go northsouth or eastwest. Franzen replied there would be an eastwest runway extension. Fell stated that if the eastwest runway goes through, the ballfields would be gone. Franzen replied that Community Services were looking for another space at this time. The Planning Commission members requested to be placed on the mailing list for updates on airport planning and • directed Staff to inform Johnson's office. B. Height Restriction for City of Minneapolis Franzen discussed briefly the height restriction being proposed for the City of Minneapolis on residential and commercial buildings. C. Planning Commission Meetings Franzen asked for comments regarding the memo from Chris Enger dated February 26, 1988, regarding special meetings or additional projects per meeting. Hallett's response was to accommodate the people, and to let Staff work it out if a special meeting needs to be held to get the job done. Anderson preferred to start the meeting earlier if there are more proposals than usual to review. II. MEMBER'S REPORT A. Election of Officers. • Schuck stated that the Commission elects three officers from its membership to serve in the capacities of Eden Prairie Planning Commission -13- March 14, 1988 Chairman, Vice Chairman, and Secretary for one-year terms. Before moving to open nominations, discussion was held on the procedure of election. Schuck suggested that Chairmanship be moved around for all to experience. He felt they had set a tone that did not keep them there any longer than necessary and that the Commission does not disagree with one another on what would be best for Eden Prairie. Schuck stated for the record, that the Chairmanship was a catalyst to expedite and keep things moving. He felt the Commission had accomplished their goal in telling developers to deal with Staff. Hallett declined nomination to Chairmanship in light of his position in the School District. Fell discussed an approach that was used in other cities, but he did not necessarily feel this would work for the Eden Prairie Planning Commission. Bye stated that Schuck and Hallett contributed greatly to her learning the process on the Commission. She pointed out the Chairmanship being the moderator could not be the . debator. It was brought to the Commission's attention that Schuck and Hallett are up for renomination next year. They would have to be reappointed unanimously to remain on the Commission. Discussions deadlocked and it was decided to wait for a full board attendance to elect officers. Date set would be April 11, 1988. B. Developer's Forum Julianne Bye was designated to attend Developer Forum meetings as the Planning Commission representative. VIII. ADUOURNMENT Motion was made by Bye and seconded by Dodge to adjourn the meeting at 10:35 PM.