VILLAGE OF SUSSEX SUSSEX, WISCONSIN. Minutes of the Plan Commission meeting held on June 20, 2017.

Transcription

1 VILLAGE OF SUSSEX SUSSEX, WISCONSIN Minutes of the Plan Commission meeting held on June 20, Chairman Goetz called the meeting to order at 6:30 p.m. Members present: Members excused: Others present: Annette Kremer, Amanda Schauer, Steve Pellechia, Deb Anderson, Roger Johnson and Greg Goetz. Pat Tetzlaff. Administrator Jeremy Smith, Assistant Development Director Kasey Fluet, Village Engineer Judith Neu, Village Attorney John Macy, Deputy Clerk Linda Steinmetz, applicants and members of the public. Consideration and possible action on the minutes of the Public Hearing and Plan Commission meeting of May 16, A motion by Kremer, seconded by Johnson, to approve the minutes of the Plan Commission meeting of May 16, 2017 as presented. Motion carried. 6-0 Comments from Citizen Present. No one wish to be heard. Consideration and possible action on the amendment of the Plan of Operation and site plan for Avalon Massage (N64W24678 Main Street). Kerry Kearns, Emerald Drive spoke on behalf of Avalon Massage. The business will occupy a 1,000 square foot space in the Wessex Center next to Curves. There are three rooms on site. There will be a laundry room put in and some redecorating done, but no other major changes. The business hires independent therapists who provide a variety of massage types such as Swedish, Hot Stone and Barefoot massage. Commissioner Pellechia asked how this differs from the Amy B Spa located in the same building. Mr. Kearns replied that they specialize in massage only and do not have a salon. Ms. Fluet reviewed the plan staff memo (copy attached). This site is zoned B-1. The spa services is a permitted use in accordance with Section (A)(5)(c) in the B-1 Neighborhood Business District. The Commissioners had no additional questions. A motion by Kremer, seconded by Johnson to approve the amendment of the Plan of Operation and site plan for Avalon Massage (N64W24678 Main Street); a finding that the use and structures meet the principals of (A-H); and subject to the standard conditions of Exhibit A. Motion carried. 6-0 Conceptual review of an application, site plan and plans from T-Mobile to collocate on the US Cellular tower at Freiheit Court. Thomas Taylor, Phase 1 Consulting, 55 W. Monroe spoke on behalf of T-Mobile. T-Mobile is requesting to add antennas to the new monopole being built on Freiheit Court. The tower is 120 feet high and the antennas will be at 100 feet. T-Mobile is also requesting to add equipment in the fenced area outside of the US Cellular building. The equipment will be screened by shrubs. Ms. Fluet reviewed the plan staff memo (copy attached). This site is zoned B-2 with a PDO. The mobile service is requesting to collocate on the US Cellular tower which will be built off a Freiheit Court lot. The plans submitted indicate antennas to be added to the new monopole and to add equipment in the fenced area but outside of the US Cellular equipment building.

2 Mr. Goetz asked if there were existing shrubs at this site. Mr. Smith replied no and informed the Commission that T-Mobile is allowed to go on the tower. However, US Cellular must request that the Commission amend their CU before modifications to the facility or site can be made. T-Mobile could put up a second building or screen the equipment with shrubs. Mr. Pellechia asked if the Commission could request that the design/style of the structures match. Mr. Taylor informed the Commission that T-Mobile can place the equipment inside a structure if that is required. Mr. Pellechia stated that he was unaware that there would be separate rings on the pole. Mr. Taylor explained that this is a three carrier pole and antennas need to be fifteen feet apart to avoid any interference. Mr. Goetz commented that he would like the applicant to come back to the Plan Commission after approval by the ARB. Attorney Macy informed the Commission that under the prior law, all users needed a Conditional Use. The new law states that since it is an existing pole, the users only need to get a building permit; therefore T-Mobile only needs to apply for a building permit. US Cellular must amend their CU to get rid of the conditions listed in the meeting memo. Plan Commission can t approve under the current CU conditions. Ms. Kremer asked for clarification of the new tower location and whether the building would need to be air conditioned. Ms. Fluet stated it will be on Freiheit Court. Mr. Taylor replied that the equipment must be kept cool and air conditioning is required if it is in an enclosed structure. Mr. Goetz asked Commissioners for their recommendations. Ms. Schauer recommended approval with conditions being met. Mr. Pellechia agreed, but still had some concerns about screening with shrubs. Mr. Johnson, Ms. Anderson and Ms. Kremer all recommended approval with conditions being met. A motion by Goetz, seconded by Johnson to direct T-Mobile to submit a building permit with the plans, provide a plan showing the equipment to be screened from view either with an equipment building or a screening wall; and subject to US Cellular applying for and receiving approval of an amendment to their Conditional Use Permit; and building or screening wall to be reviewed by the ARB before returning to the Plan Commission. Motion carried. 6-0 Consideration and possible action on Conceptual review of a Conditional Use, Plan of Operation, site, architectural, lighting and landscape plans for Momentum Early Learning (vacant lot at corner of Executive Drive and CTH K). Mark Hertzfeldt, Design2Construct N173W21010 Northwest Passage Way spoke on behalf of Momentum Early Learning. Business has purchased the lot across the street and is planning to build their own building to better meet their needs. Current building does not have enough parking and outside area is not adequate for the children. New 12,800 sq. ft. building will have capacity for 140 children and 30 teachers. Outdoor play area will be screened by plants and fenced to meet safety code. There are a few existing trees that may be affected by extension of the sidewalk, but many plants are being added. The building is being designed to match the building being built across the street. Color and type of materials will be the same. Mr. Smith informed the Commission that when Momentum was first approved 5 years ago, the extension of the sidewalk was delayed. Plan Commission had decided that the sidewalk would be extended when this lot was sold. Once this section of sidewalk is constructed, the Village will have a continuous sidewalk from STH 164 to Sussex IM. Ms. Fluet reviewed the plan staff memo (copy attached). This site is zoned B-3 with a PDO. The commercial day care is a conditional use in accordance with Section (A)(5)(m) in the B-3 Highway Business District. Momentum Early Learning is a licensed day care center in the Village operating in leased space on Executive Drive. They provide services for infants 6 weeks-12 years of age. Land has been purchased across the street from the current location to construct a 12,800 square foot building with an outdoor play area. Hours of operation will be Monday through Friday 6:00 a.m. to 6:00 p.m. The site will offer 54 parking stalls and per code they must have 54.

3 Mr. Pellechia asked if there were plans to move the current monument sign. He was informed that the developer does plan to move the sign and must work with the Village Engineer on the new location. It was the consensus of the Commissioners that this matter be scheduled for a public hearing in July, that the staff prepare the conditional use permit for consideration at the next Plan Commission meeting and the plans sent to the ARB to be reviewed. Consideration and possible action on Conceptual review of a Conditional Use, Plan of Operation and site plan for Life s Ruff, LLC d/b/a Central Bark Doggy Day Care (W227N6193 Sussex Road). Ashley Sander, 4646 N Woodruff Ave. spoke on behalf of Central Bark Doggy Day Care. Franchise ownership is being transferred to Matthew and Ashley Sander. Services and business hours will remain the same as they currently are. Ms. Fluet reviewed the plan staff memo (copy attached). This site is zoned M-1. The animal services business is a conditional use in the M-1 Industrial District in accordance with Section (A)(8)(b). A new owner is looking to purchase the Central Bark Doggy Day care franchise. They will operate the business in the same manner and are asking to receive the same permissions granted to the previous owner. The CU stipulates no more than 60 dogs shall be on the subject property at any one time, however they are requesting to change the number of dogs boarded/kenneled overnight from 20 to 23. The Village will still have the right to reduce the total number of dogs after a public hearing if noise or other complaints are received to be legitimate. The Commissioners had no additional questions. It was the consensus of the Commissioners that this matter be scheduled for a public hearing in July and that the staff prepare the conditional use permit for consideration at the next Plan Commission meeting. Conceptual review of a Petition to amend the Land Use Map for the Basting Farm located north of CTH K and west of STH 164. Mark Lake 1200 N Mayfair Road, Suite 310 spoke on behalf of the petitioner. Mr. Lake gave an update as to where they were in the process. Mr. Goetz stated that he was not in favor of changing the zoning along CTH K to Industrial. Mr. Johnson inquired if it was possible to create a stormwater pond with fountains on the corner of CTH K and STH 164. Mr. Lake responded that it wasn t possible since the slope of the land prevents drainage to that area and the corner is owned by the state. Mr. Goetz stated that he still believes the intersection needs a building that will be a significant feature as you enter into the Village. He is not in favor of anything but commercial on that corner and along CTH K. Mr. Johnson commented that since Meijer was built, demand for commercial development in the area has increased. Mr. Lake informed the Commission that he has marketed that area for two years with no offers for commercial development. He feels that the majority of the parcel should be zoned Industrial since there is a demand for that and the Industrial Park across STH 164 can be expanded to the west. He also stated that there are still plans for Senior Multi-family in the commercial area at the north end of the parcel. The Low Density Single Family is being removed. Mr. Pellechia and Ms. Kremer stated that they wished to see revised plans with commercial along CTH K brought to the next Plan Commission meeting. It was the consensus of the Commissioners that revised plans be brought back for consideration at the next Plan Commission meeting. Consideration and possible action on on site, architectural, lighting and landscape plan extra territorial review for Gordy s Concrete at the south east corner of CTH F and CTH K on Quarry Corners Parkway in the Town of Lisbon. Adam Anderson, Briohn Design Group, 3885 N Brookfield Road spoke on behalf of Gordy s Concrete Pumping Services, Inc. Gordy s Concrete is proposing to build a 31,540 sq. ft. building on the corner of CTH F and CTH K. The building will be constructed of pre-cast concrete panels with a white, grey and blue color scheme. Landscaping is concentrated along CTH F. There will be no outside storage. Mr. Johnson inquired if there would be on-site water and sewer. Commission was informed that there will be on-site water and sewer plus a water tank for fire protection.

4 Ms. Fluet reviewed the plan staff memo (copy attached). This property is located in the Town of Lisbon and will remain in the Town of Lisbon. The location for this building is located within the Joint Planning area and therefore the Village can review the project for compliance with the Village Design Standards. The site does not impact Village stormwater or traffic and will not come into the Village under the boundary stipulation. Mr. Pellechia asked if company vehicles left out would be considered outside storage to which staff replied no. The Commissioners had no additional questions. A motion by Pellechia, seconded by Anderson to approve the site, architectural, landscape and lighting plan extra territorial review for Gordy s Concrete at the south east corner of CTH F and CTH K on Quarry Corners Parkway in the Town of Lisbon subject to the conditions of the ARB and JPC. Motion carried. 6-0 Other Items for future discussion: None A motion by Pellechia, seconded by Anderson, to adjourn the meeting at 7:35 pm. Motion carried. 6-0 Respectfully Submitted, Linda Steinmetz Deputy Clerk

5 N64W23760 Main Street Sussex, Wisconsin Phone (262) FAX (262) Website: MEMORANDUM TO: Plan Commission FROM: Kasey Fluet, Assistant Development Director RE: Plan Commission meeting of June 20, 2017 DATE: June 13, All Code Sections in this memo refer to the Sussex Municipal Code Chapter 17 version dated March 25, 2014 with subsequent amendments thereto. 01. Roll call. 02. Consideration and possible action on the minutes of the Plan Commission minutes for the meeting of May 16, Comments from citizens present. 04. Consideration and possible action on Permitted Uses and Site Plans: A. Consideration and possible action on the Plan of Operation and site plan for Avalon Massage (N64W24678 Main Street). This site is zoned B-1. The spa services is a permitted use in accordance with Section (A)(5)(c) in the B-1 Neighborhood Business District. The spa will occupy 1,000 square feet in the 21,000 square foot multi-tenant building. This space will be used for spa services. Hours of operation will be Monday through Saturday 9:00 a.m. to 10:00 p.m. and Sunday 10:00 a.m. to 10:00 p.m. This site has 87 established parking stalls, with 44 stalls allocated to other users, by code this user requires 7 stalls. The site also has additional pavement that is not currently stripped they could utilize for parking if necessary in the future for the one remaining tenant space. Any signage for this site will need to be reviewed by the Building Inspector. Policy Question: 1. Are there any concerns with the Plan of Operation? 2. Are there any concerns with the property? Action Items: 1. Act on the plan of operation and site plan. Staff Recommendation: Staff recommends the Plan Commission approve the Plan of Operation and site plan for Avalon Massage (N64W24678 Main Street); a finding that the use and structures meet the principals of (A-H); and subject to the standard conditions of Exhibit A. Plan Staff Memo for Plan Commission June 20,

6 B. Conceptual review of an application, site plan and plans from T-Mobile to collocate on the US Cellular tower at Freiheit Court. This site is zoned B-2 with a PDO. The mobile service is requesting to collocate on the US Cellular tower which will be built off a Freiheit Court lot. The plans submitted indicate antennas to be added to the new monopole and to add equipment in the fenced area but outside of the US Cellular equipment building. In order for the Plan Commission to approve the request the following must be completed: 1. In accordance with the B-2 Section I the petitioner needs to apply for a building permit and submit the plans. In order for a building permit to be issued the standards of review of site plans must be followed. In accordance with Section , no equipment shall be exposed to public view. The equipment should either be placed in an equipment building or a solid enclosure should be placed around the equipment. Any such enclosure or building is subject to ARB review. 2. The conditional use permit approved for US Cellular states the following: Because of the clause E and F of the CU, US Cellular must request to amend their CU before any modifications to the facility or site can be made in order for US Cellular to be in compliance with their Conditional Use Permit. It is appropriate and the Village Ordinances encourages co-location on the new tower, as long as the new tower is established and the on ground equipment is in compliance with screening requirements of the Village for outside equipment. Staff is supportive of the amended CU for US Cellular for this purpose as well. Policy Question: 1. Are there any concerns with the request? 2. Are there any concerns with the property? Action Items: 1. Act on the request. Plan Staff Memo for Plan Commission June 20,

7 Staff Recommendation: Staff recommends the Plan Commission direct the petitioner to submit a building permit with the plans, provide a plan showing the equipment to be screened from view either with an equipment building or a screening wall and subject to US Cellular applying for and receiving approval of an amendment to their Conditional Use Permit. Said equipment building or screening wall would be reviewed by the ARB. 05. Consideration and possible action on Conditional Uses and Plans: A. Conceptual review of a Conditional Use, Plan of Operation, site, architectural, lighting and landscape plans for Momentum Early Learning (vacant lot at corner of Executive Drive and CTH K). This site is zoned B-3 with a PDO. The commercial day care is a conditional use in accordance with Section (A)(5)(m) in the B-3 Highway Business District. Momentum Early Learning is a licensed day care center in the Village operating in leased space on Executive Drive. They provide services for infants 6 weeks-12 years of age. Land has been purchased across the street from the current location to construct a 12,800 square foot building with an outdoor play area. Hours of operation will be Monday through Friday 6:00 a.m. to 6:00 p.m. The site will offer 54 parking stalls and per code they must have 54. Site Must add the 6 foot sidewalk to plans, sidewalk is to extend along CTH K through eastern limit of property located at W248N5250 Executive Drive. Location of proposed monument sign will need to be relocated. Architectural Building meets height and required setbacks of the PDO. Will be constructed with acceptable materials. Must obtain Corporate Park approval. Need information about the fence around play area, provide rendering and materials. Need information about the dumpster enclosure, provide rendering and materials. Lighting Lighting does not spill out onto neighboring properties. Landscape Landscape plan is sufficient. Signage No plan was submitted. The plans will be reviewed at the next ARB meeting. Policy Question: 1. Are there any concerns with the plan of operation or various plans? 2 Are there any concerns with directing the public hearing for a Conditional Use? Action Items: 1. Direct staff to schedule a public hearing. 2. Give direction to the ARB. Staff Recommendation: Staff recommends scheduling a public hearing for the July Plan Commission and sending the plans to the ARB to be reviewed. Plan Staff Memo for Plan Commission June 20,

8 B. Conceptual review of a Conditional Use, Plan of Operation and site plan for Life s Ruff, LLC d/b/a Central Bark Doggy Day Care (W227N6193 Sussex Road. This site is zoned M-1. The animal services business is a conditional use in the M-1 district in accordance with Section (A)(8)(b). A new owner is looking to purchase the Central Bark Doggy Day care franchise. They will operate the business in the same manner and are asking to receive the same permissions granted to the previous owner. The CU stipulates no more than 60 dogs shall be on the subject property at any one time, however they are requesting to change the number of dogs boarded/kenneled overnight from 20 to 23. The Village will still have the right to reduce the total number of dogs after a public hearing if noise or other complaints are received to be legitimate. The leased space of 5,000 square feet and the enclosed fenced area will remain the same. Hours of operation are Monday to Friday 6:30 a.m. to 7:00 p.m. Saturday and Sunday by appointment. The site has 25 parking stalls, 15 stalls are allocated to another user and this user requires 9 per code. Policy Question: 1. Are there any concerns with the plan of operation? 2. Are there any concerns with changing the overnight boarding from 20 to 23 dogs? 3. Are there any concerns with directing the public hearing for a Conditional Use? Action Items: 1. Direct staff to schedule a public hearing. Staff Recommendation: Staff recommends scheduling a public hearing for the July Plan Commission. 06. Consideration and possible action on CSM s and Plats: 07. Consideration and possible action on Zoning and Planning Items: A. Conceptual review of a Petition to amend the Land Use Map for the Basting Farm located north of CTH K and west of STH 164. The Land Use for this site was last amended March 31, 2015 the land use was changed to 36 acres Commercial, 22 acres Industrial, 10.8 acres Isolated Natural Resource Area and 1.2 acres Publicly Owned Open Space. The petitioner/owner of this site is requesting the Plan Commission to consider a Land Use amendment. The request for the change would be: FROM: ±10.8 acres as Isolated Natural Resource Area ± 1.2 acres as Publicly Owned Open Space ±36 acres as Commercial and ±22 acres as Industrial TO: ±10.8 acres as Isolated Natural Resource Area ± 1.2 acres as Low Density Single Family ±12.58 acres as Commercial and ±45.42 acres as Industrial Plan Staff Memo for Plan Commission June 20,

9 There are two primary changes requested. 1. Changing Commercial to Industrial on the southern half of the property. The change involves addressing market conditions that have significantly impacted commercial development over the past several years. The petitioner feels that a business park is the appropriate land use for the entire southern half of the site. This change is a fundamental change from the Village s thinking for this corner. It is true that online shopping and warehouse delivery systems (like Amazon) have completely changed the market place for brick and mortar stores. This corner may not develop in retail as assumed. Business park could be very appropriate for this corner with some smaller retail like across the street, but there is a major concern that the design standards of the Village will not match the marketplace for development of business park buildings for this gateway location. Retailers by definition generally want and design buildings with higher end features that match the Village s design standards for this Gateway area. Industrial users and warehouses typically want to design lower detail buildings with as low cost of construction as possible. Said uses are unlikely to present themselves well or match the design standards for this corridor location. This gap between the communities standards for this high visibility corner and economic values through property tax of the same vs. current market conditions where business park could be very appropriate, but the end users will likely be unwilling to meet the community standards and want lower property values is the major concern for staff on this adjustment. 2. Adding a Single Family lot to the northwestern edge of the site. The lot would be separated from all other services of the Village. It would be difficult to serve with municipal utilities and cost prohibitive. It does not seem consistent with good development to set this up as one lot with town level services. Staff does not support the establishment of this area as single family as contemplated as one lot. At the May Plan Commission meeting the Commissioners were asked to think about this corner and possible adjustments for what they would like to see at the corner of this property. The same policy questions and action items apply. Staff has provided the permitted uses in the BP-1, Business Park and B-2, Regional Business Districts as requested from the Plan Commission. Policy Questions: 1. What is the highest and best use of the corner? 2. How is the Gateway standards maintained? 3. Is Industrial for Business Park appropriate along the entire southern portion of the property? 4. Should a single residential use be allowed on the site that is otherwise other uses? 5. Should the whole site be Business Park, even the commercial section to the Northeast if a change is made to the southern part? Action Items: 1. Discuss the issues at play with respect to a change in land use after hearing from the petitioner and staff. Staff Recommendation: Staff recommends the Plan Commission carefully consider the request, its implications for the community, and outcomes desired. Plan Staff Memo for Plan Commission June 20,

10 B. Consideration and possible action on site, architectural, lighting and landscape plan extra territorial review for Gordy s Concrete at the south east corner of CTH F and CTH K on Quarry Corners Parkway in the Town of Lisbon. This property is located in the Town of Lisbon and will remain in the Town of Lisbon. The location for this building is located within the Joint Planning area and therefore the Village can review the project for compliance with the Village Design Standards. The site does not impact Village stormwater or traffic and will not come into the Village under the boundary stipulation. Gordy s concrete is proposing to construct a 31,540 square foot building on the 6.7 acre vacant lot in the Lisbon Quarry Corners industrial park. The company was directed to review the Village Design Standards prior to submitting the plans. The plans will be reviewed by the ARB on June 28, 2017 and at a July 10 th Joint Planning Committee meeting. No outdoor storage is permitted. Policy Questions: 1. Are there any concerns with site or various plans? Action Items: 1. Act on the plans. Staff Recommendation: Staff recommends the Plan Commission approve the site, architectural, landscape and lighting plan extra territorial review for Gordy s Concrete at the south east corner of CTH F and CTH K on Quarry Corners Parkway in the Town of Lisbon subject to the conditions of the ARB and JPC. 08. Other Items for future discussion. 09. Adjournment. Plan Staff Memo for Plan Commission June 20,

11 Exhibit A Village of Sussex Plan Commission Standard Conditions of Approval Plan of Operation and Site Plan The Plan Commission for the Village of Sussex authorizes the Building Inspector to issue a building permit to the Petitioner and approves the general layout, architectural plans, ingress and egress, parking, loading and unloading, landscaping, open space utilization, site plan and plan of operation subject to the following conditions: 1. Presentation compliance. Subject to Petitioner operating the premises at all times in substantial conformity with the presentation made to the Village Plan Commission, as modified or further restricted by the comments or concerns of the Village Plan Commission. 2. Inspection compliance. Subject to the Petitioner submitting to and receiving the approval from the Village Administrator, written proof that the Village Building Inspector and Fire Chief have inspected the subject property and have found that the subject property is in substantial compliance with applicable federal, State, and local laws, statutes, codes, ordinances, policies, guidelines and best management practices, prior to this approval being effective. 3. Regulatory compliance. Subject to the Petitioner and Owner fully complying with all Village, County of Waukesha, State of Wisconsin and federal government codes, ordinances, statutes, rules, regulations and orders regarding the premises, including but not limited to compliance with Section of the Village of Sussex Zoning Code entitled Site Plan Review and Architectural Control, as determined by Village Staff. 4. Satisfaction of Engineer. Subject to the Developer satisfying all comments, conditions, and concerns of the Village Engineer regarding the Petitioner s application prior to this approval being effective. 5. Required plans. Subject to the Developer submitting to and receiving written approval from the Village Administrator of all of the following plans as deemed necessary by the Village Administrator: A. Landscaping plan B. Parking plan C. Lighting plan D. Signage plan E. Traffic plan F. Grading plan Amendment approved at the Plan Commission meeting on July 17, 2014

12 G. Tree preservation plan H. Open space plan I. Water plan J. Surface and stormwater management plan K. Sewer plan L. Erosion control plan M. N. O. P. 6. Screening of All Dumpsters. Subject to the Petitioner and Owner screening all dumpsters as required by the ordinance to the satisfaction of the Village Administrator. 7. Payment and reimbursement of fees and expenses. Subject to the Petitioner and Owner paying all costs, assessments and charges due and owing to the Village of Sussex either by the Petitioner or imposed on the subject property, including, but not limited to, real estate taxes, personal property taxes, utility bills, special assessments, permit fees, license fees and professional fees which shall include all costs and expenses of any type that the Village incurs in connection with Petitioner s application, including the cost of professional services incurred by the Village (including engineering, legal and other consulting fees) for the review of and preparation of the conditions of approval, attendance at meetings or other related professional services for this application, as well as for any actions the Village is required to take to enforce any of the conditions of this approval due to a violation of these conditions by the Petitioner or the Owner, as authorized by law. 8. Condition if the Property is in the B-4 Central Business District. If the property is in the B-4 Central Business District, the Petitioner shall comply with the standards and conditions found within the Village of Sussex Downtown Design and Development Plan and other plans as may be approved from time to time by the Community Development Authority in its role as a Redevelopment Authority to guide development within the Village s Downtown. 9. Subject to acceptance. The Owner by requesting a permit either directly or through an agent, and accepting the same is acknowledging that they have received a copy of this conditional approval, that they understand and accept the same, and that upon failure to satisfy these conditions this approval is void, and the same is deemed to not have been approved, and the Petitioner will therefore need to re-commence the application process. 10. Any official named in this document can appoint a designee to perform his or her duties. Amendment approved at the Plan Commission meeting on July 17, 2014