2014 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

September 29, 2014

4:30 p.m. - City Hall, 350 S 5th St - Room 317, Minneapolis, Minnesota

Commissioners: President Tucker, Bender, Brown, Forney, Gagnon, Gisselman, Kronzer, Luepke-Pier and Slack – 9

Committee Clerk: Lisa Kusz (612) 673-3710

Call to Order

Approval of Actions from the September 15, 2014 meeting

Approval of Agenda

Action Items

1.   Land Sale – 1719 Sheridan Ave N (Approval)

Staff report

Review for consistency with the Comprehensive Plan the sale of 1719 Sheridan Ave N for construction of a new single-family home.

(Staff: Jim Voll)

2.   Land Sale – 800 West Broadway (Approval)

Staff report

Review for consistency with the Comprehensive Plan the sale of 800 West Broadway.

(Staff: Jim Voll)

3.   800 West Broadway TIF Plan (Approval)

Staff report

Review for consistency with the comprehensive plan the 800 West Broadway TIF Plan.

(Staff: Jim Voll)

Public Hearings

1. Downtown East (RLS-75,  Ward: 3), 500 4th St S, 329 Portland Ave, 301 Portland Ave, 627 3rd St S and 628 4th St S (Hilary Dvorak).

Staff report

A. Registered Land Survey: Application by Tony Barranco, with Ryan Companies US, Inc., for a preliminary registered land survey for the properties located at 500 4th St S, 329 Portland Ave, 301 Portland Ave, 627 3rd St S and 628 4th St S. The purpose of the registered land survey is to create different tracts for ownership purposes.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the Preliminary Registered Land Survey application for the properties located at 500 4th St S, 329 Portland Ave, 301 Portland Ave, 627 3rd St S and 628 4th St S.

2. The Bridge for Youth (BZZ-6758, Ward: 7), 1111 W 22nd St (Becca Farrar).

Staff report

A. Conditional Use Permit: Application by The Landon Group, on behalf of The Bridge for Youth, for a conditional use permit application to allow an expansion in the number of beds for the existing community residential facility on the property located at 1111 W 22nd St.  The property is located in the OR2 (High Density Office Residence) District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow an expansion in the number of beds for the existing community residential facility on the property located at 1111 W 22nd St, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. There shall be no more than 32 residents in the building.
  3. On-site services shall be for residents of the facility only, except where part of a regimen of scheduled post-residential treatment.
  4. The applicant shall provide a minimum of 4 spaces within the basement of the building that meets the long-term bicycle parking requirements.

3. K’ul Chocolate (BZZ-6771, Ward: 6), 2209 E Franklin Ave (Aaron Hanauer).

Staff report

A. Conditional Use Permit: Application by Peter Kelsey, on behalf of K’ul Foods, for a conditional use permit to allow for a limited production facility (chocolate production) with a retail storefront at 2209 E Franklin Ave in the C1/Neighborhood Commercial District and the PO/Pedestrian Oriented Overlay District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow a limited production and processing facility (chocolate production) in the C1/Neighborhood Commercial District at 2209 E Franklin Ave, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by September 29, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. The trash enclosure, if built with outswing doors, shall not extend beyond the property lines.
  4. All windows shall remain in compliance with Section 530.120 of the zoning code in terms of transmittance ratio (0.6 or higher) and allowing views into and out of the building.
  5. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site, lighting and landscape plans.
  6. A minimum of 14 Juniper Gold Strike shrubs or comparable shrub shall be installed on the east side of the building that are evenly distributed. On the east side of the building, the applicant shall install Green Carpet Pachysandra or comparable planting the entire length of the building.
  7. Six bike parking spaces on the east side of the building shall be installed. If the parking spaces are installed in the public right of way the applicant shall receive Public Works approval.

B. Variance: Application by Peter Kelsey, on behalf of K’ul Foods, for a variance to increase the square feet of gross floor area for a limited production facility from 1,200 square feet to approximately 2,150 square feet for the property located at 2209 E Franklin Ave.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to increase the maximum floor area allowed for a limited production and processing facility at 2209 E Franklin Ave in the C1 Zoning District from 1,200 square feet to 2,150 square feet.

4. Urban Forage Winery and Cider House (BZZ-6775, Ward: 2), 3016 E Lake St (Kimberly Holien).

A. Conditional Use Permit: Application by Jeffrey Zeitler for a conditional use permit for limited production and processing in the C2, Neighborhood Corridor Commercial district to establish a wine and cider production use within the existing building at 3016 E Lake St.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow a limited production and processing use for the property located at 3016 E Lake St, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. The trash and recycling receptacles shall be screened in accordance with Section 535.80 of the zoning code. 

B. Variance: Application by Jeffrey Zeitler for a variance to reduce the minimum vehicle parking requirement from four spaces to zero for the property located at 3016 E Lake St.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the vehicle parking requirement from 4 spaces to zero for the property located at 3016 E Lake St.

5. Hoover Street Auto Storage (BZZ-6723, Ward: 1), 333-359 Hoover St NE, 332-346 Delano St NE, and 2524 Winter St NE (Mei-Ling Anderson).

Staff report

A. Conditional Use Permit: Application by James T. Smith, on behalf of 359 Hoover, LLC, for a conditional use permit for a motor vehicle storage lot for the properties located at 333-359 Hoover St NE, 332-346 Delano St NE, and 2524 Winter St NE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow a motor vehicle storage lot in the I2 Medium Industrial District at the properties located at 333-359 Hoover St NE, 332-346 Delano St NE, and 2524 Winter St NE, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. All limited production and processing activities, including salvaging and scrapping, must take place within an enclosed building, and no inoperable vehicles (including those with invalid tabs) may be parked outside at any time.

B. Site Plan Review: Application by James T. Smith, on behalf of 359 Hoover, LLC, for a site plan review for the properties located at 333-359 Hoover St NE, 332-346 Delano St NE, and 2524 Winter St NE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow a motor vehicle storage lot at the properties located at 333-359 Hoover St NE, 332-346 Delano St NE, and 2524 Winter St NE, subject to the following conditions:

  1. Approval of the final site, floor, and landscaping plans by CPED.
  2. All site improvements shall be completed by September 29, 2015, unless extended by the zoning administrator, or the permit may be revoked for non-compliance.
  3. All signs shall comply with Chapter 543 of the Zoning Code. All existing signage shall be removed and all new signage shall require a separate permit from CPED.
  4. The addition of one canopy tree in the landscaped area adjacent to Winter Street NE, for a total of three canopy trees in this location.
  5. The submission of a revised landscaping plan that demonstrates with section 530.200, particularly in relation to the restriction on species that are susceptible to disease or are considered invasive species.
  6. The proposed chain link fence shall be vinyl-coated.
  7. The final site plan shall show that the dimensions of all non-storage, off-street vehicle parking spaces and drive aisles be labeled with dimensions that comply with section 541.330 of the zoning code.
  8. All parking and maneuvering areas shall be paved as required by section 541.300 of the zoning code.
  9. The applicant shall obtain an encroachment permit for all improvements in the public right-of-way.

6. Walgreens (BZZ-6760, Ward: 2), 3101, 3101 ½, 3117, 3121, 3123, and 3127 E Lake St (Lisa Steiner).

Staff report

A. Site Plan Review: Application by Semper Development for a site plan review for a new 15,780 square foot Walgreens retail store with drive-through pharmacy. The property is located at 3101, 3101 ½, 3117, 3121, 3123, and 3127 E Lake St in the C2 Neighborhood Commercial District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow a new 15,780 square foot retail store with drive-through pharmacy at the properties located at 3101, 3101 ½, 3117, 3121, 3123, and 3127 Lake St E, subject to the following conditions:

  1. Approval of the final site, elevation, floor, and landscaping plans by CPED.
  2. All site improvements shall be completed by September 29, 2016, unless extended by the zoning administrator, or the permit may be revoked for non-compliance.
  3. All signage requires a separate permit from CPED.
  4. The applicant is encouraged to further explore opportunities for on-site retention and filtration of stormwater.
  5. Windows shall be clear or lightly tinted.
  6. The required landscaped yard along the south property line shall incorporate at least 4 additional shrubs.
  7. The front yards along both 31st Ave S and 32nd Ave S which are adjacent to the alley shall incorporate screening at least 3 feet high and at least 60% opaque. 
  8. The applicant is encouraged to consider redesigning the parking area to eliminate the three spaces directly north of the curb cut on 31st Ave S and replace those spaces with additional landscaping.

7. MoZaic East (BZZ-6767 and RLS-74, Ward: 10), 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S (Hilary Dvorak).

Staff report

A. Conditional Use Permit: Application by Justin Fincher with The Ackerberg Group for a conditional use permit for Phase III of a Planned Unit Development that includes a new 199,000 square foot office building with ground floor commercial space and 52 underground parking spaces for the properties located at 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to amend the previously approved Planned Unit Development to allow for Phase III of a Planned Unit Development that includes a new 199,000 square foot office building with ground floor commercial space and 52 underground parking spaces located at 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. As required by section 527.120 of the zoning code, the development shall comply with the standards for some combination of the following amenities from Table 527-1, Amenities totaling a minimum of 5 points: pedestrian improvements, water feature, Leadership in Energy and Environmental Design (LEED), plaza, and public art.

B. Site Plan Review: Application by Justin Fincher with The Ackerberg Group for a site plan review for the properties located at 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application for Phase III of a Planned Unit Development that includes a new 199,000 square foot office building with ground floor commercial space and 52 underground parking spaces located at 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S, subject to the following conditions:

  1. Approval of the final site plan, elevations, floor plan, landscaping plan and lighting plan by the Department of Community Planning and Economic Development.
  2. All site improvements shall be completed by September 29, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. The minimum window requirement shall be met on the first floor of the building facing both Fremont Avenue South and the Midtown Greenway per Section 551.120 of the zoning code.
  4. A wider variety of shrubs shall be used on site to provide seasonal interest.
  5. The turf block located between the principal entrance and the loading door along Fremont Avenue South shall be removed and replaced with landscaping.
  6. The mechanical equipment shall be screened as required by section 535.70 of the zoning code.

C. Registered Land Survey: Application by Justin Fincher with The Ackerberg Group for a registered land survey for the properties located at 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the Registered Land Survey application for the properties located at 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S.

8. Mill City Quarter Phase 2 (BZZ-6765, Ward: 3), 428 2nd St S (Janelle Widmeier).

Staff report

A. Conditional Use Permit: Application by BKV Group, Inc., on behalf of Ecumen, for a conditional use permit to allow an assisted living facility at 428 2nd St S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow an assisted living facility for the property located at 428 2nd St S, subject to the following condition:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

B. Site Plan Review: Application by BKV Group, Inc., on behalf of Ecumen, for a site plan review for the property located at 428 2nd St S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow a new 5-story, assisted living facility for the property located at 428 2nd St S, subject to the following conditions:

  1. Additional architectural elements shall be provided on the first floor wall of the north building elevation to prevent a blank, uninterrupted wall that does not include windows, entries, recesses or projections, or other architectural elements more than 25 feet in length as required by section 530.120 of the zoning code.
  2. Bicycle parking shall be provided for the nonresidential use as required by section 541.180 of the zoning code.
  3. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site, lighting and landscape plans.
  4. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by September 29, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

9. Steelcase/506 4th Street North (proposed address) (BZZ-6622, Ward: 3), 525 3rd St N and 345 6th Ave N (Janelle Widmeier).

Staff report

A. Conditional Use Permit: Application by Snow Kreilich Architects, on behalf of The Neat Pig Group LLC, for a conditional use permit amendment for third phase of a planned unit development for the property located at 525 3rd St N & 345 6th Ave N to allow a new 4-story, nonresidential building with a plaza to be constructed on the undeveloped tract.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit for a planned unit development to allow a third phase for the properties located at 525 3rd Street North and 345 6th Ave N, subject to the following condition:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

B. Variance: Application by Snow Kreilich Architects, on behalf of The Neat Pig Group LLC, for a variance to reduce the minimum floor area ratio from 2.0 to 1.26 for the property located at 525 3rd St N & 345 6th Ave N.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the minimum floor area ratio from 2.0 to 1.27 for the properties located at 525 3rd St N and 345 6th Ave N.

C. Variance: Application by Snow Kreilich Architects, on behalf of The Neat Pig Group LLC, for a variance of the plaza design standards to allow part of the plaza to be covered for the property located at 525 3rd St N & 345 6th Ave N.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance of the plaza design standards to allow 33.3 percent of the plaza to be covered for the properties located at 525 3rd St N and 345 6th Ave N, subject to the following condition:

  1. The applicant is encouraged to consider surfacing other than turf in the area of the plaza under the building to ensure the surfacing shall be durable and suitable to its location.

D. Site Plan Review: Application by Snow Kreilich Architects, on behalf of The Neat Pig Group LLC, for a site plan review amendment for the property located at 525 3rd St N & 345 6th Ave N.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow a new 4-story, nonresidential building for the properties located at 525 3rd St N and 345 6th Ave N, subject to the following conditions:

  1. At least one additional access point shall be provided to the elevated plaza area as a measure to mitigate adverse effects of the proposed building placement and to ensure convenient access between the building entrances and the bicycle parking facilities located on the site.
  2. Planting trees along the 5th Ave N side of the site is encouraged to minimize the generation of wind currents at ground level.
  3. Mechanical equipment shall be screened as required by section 535.70 of the zoning code.
  4. Lighting shall comply with the standards from section 535.590 of the zoning code.
  5. Signage shall comply with the applicable requirements of Chapter 543 of the zoning code.
  6. Unless otherwise approved by the Planning Commission, the plaza shall comply with the design standards from section 535.810 of the zoning code.
  7. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site, plaza, lighting and landscape plans.
  8. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by September 29, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

10. Hampton Inn and Suites - University (BZZ-6763, Ward: 2), 2812 University Ave SE (Mei-Ling Anderson).

Staff report

A. Rezoning: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a petition to rezone the property at 2812 University Ave SE from C2 to C3A to allow a new, five-story hotel with 117 rooms.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the rezoning petition to change the zoning classification at the property located at 2812 University Ave SE from the C2 Neighborhood Corridor Commercial District to the C3A Community Activity Center District to the October 14, 2014, City Planning Commission meeting.

B. Conditional Use Permit: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a conditional use permit to increase the maximum height of a building from 4 stories/56 feet to 5 stories/64 feet, 8 inches for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the application for a conditional use permit increase the maximum height of a building from 4 stories/56 feet to 5 stories/64 feet, 8 inches in the C3A Community Activity Center District at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

C. Variance: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a variance to reduce the minimum interior side yard requirement adjacent to the west property line from 13 feet to 7 feet, 8 inches for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the application for a variance to reduce the minimum interior side yard requirement adjacent to the west property line from 13 feet to 7 feet, 8 inches at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

D. Variance: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a variance to reduce the minimum required number of off-street loading spaces from 2 large loading spaces to 1 for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the application for a variance to reduce the minimum required number of off-street loading spaces from 2 large loading spaces to 1 at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

E. Variance: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a variance to increase the maximum allowed front building setback on Williams Ave SE from 8 feet to 46 feet or more along the south property line in the PO Pedestrian Oriented Overlay District for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the application for a variance to increase the maximum allowed front building setback on Williams Ave SE from 8 feet to 46 feet or more along the south property line in the PO Pedestrian Oriented Overlay District at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

F. Variance: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a variance to increase the maximum allowed parking lot frontage from 60 feet to approximately 112 feet along Williams Ave SE in the PO Pedestrian Oriented Overlay District for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the application for a variance to increase the maximum allowed parking lot frontage from 60 feet to approximately 112 feet along Williams Ave SE in the PO Pedestrian Oriented Overlay District at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

G. Variance: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a variance to increase the maximum area of a projecting sign from 48 square feet to 87.5 square feet for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the application for a variance to increase the maximum area of a projecting sign from 48 square feet to 87.5 square feet at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

H. Site Plan Review: Application by Daniel L. Pellinen, on behalf of Dave Barnhart and Jeff Barnhart, for a site plan review for the property at 2812 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the site plan review application to allow a new, five-story hotel with 117 rooms at the properties located at the property located at 2812 University Ave SE to the October 14, 2014, City Planning Commission meeting.

11. Zoning Code Text Amendment (Ward: All) (Erik Nilsson).

Staff report

A. Text Amendment: Amending Title 20 of the Minneapolis Code of Ordinances as follows:

Amending Chapter 525 related to Zoning Code: Administration and Enforcement

The purpose of the amendment is to update City Planning Commission and City department information to align with changes to the City’s charter.

Recommended Motion: The City Attorney’s Office and Department of Community Planning and Economic Development recommend that the City Planning Commission and City Council approve the amendments to Chapter 525 of the Minneapolis Code of Ordinances related to the reclassification of certain provisions from Charter to ordinance as a result of voter approval of the “Plain-Language” City Charter.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: October 14, 2014

The President reserves the right to limit discussion on Agenda items.

Recommendations of the Planning Commission on public hearing items are only forwarded to the Zoning and Planning Committee of the City Council for applications for rezonings, street or alley vacations, Zoning Code text amendments, and comprehensive plan amendments.  Planning Commission decisions are final on all other items unless appealed.

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