[0:01] Commission Chair: Call to order the planning commission meeting, regular meeting May 1st. Roll call, please. [0:05] Luke McClanahan: Luke. Pearson? [0:07] Commissioner Pearson: Here. [0:08] Commissioner: Here. [0:09] Commissioner: Present. [0:10] Commissioner: Here. [0:11] Commissioner: Here. [0:12] Commissioner Hagen: Hagen here. [0:14] Commissioner Wilson: Wilson here. [0:20] Commission Chair: And for the pledge of allegiance, please. [0:28] All: I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. [0:44] Commission Chair: Those who have read the agenda, any questions or motion to approve the agenda, please? [0:50] Commissioner: So moved. [0:51] Commissioner: Second. [0:52] Commission Chair: Moved and seconded. All those in favor? [0:54] Commissioners: Aye. [0:55] Commission Chair: Any opposed? Seeing none. Agenda is approved. [1:00] Commission Chair: Approval of the minutes. Anyone have any comments or questions on the minutes? If there are none, I would ask for a motion to accept the minutes as presented. [1:09] Commissioner: So moved. [1:10] Commissioner: Second. [1:11] Commission Chair: All those in favor? [1:13] Commissioners: Aye. [1:14] Commission Chair: Any opposed? Thank you very much. Minutes are approved. [1:21] Commission Chair: Open forum. Now is a moment for anybody to come forward to speak on a part that's or a subject that's not on the agenda. And again if there's anyone in the audience who wishes to come forward to speak to any topic that's not on the agenda. Seeing none. Move on to the old business which is none. New business, a public hearing for Oak Liquor, 1803 Geneva, conditional use permit for an electronic dynamics business sign. Luke, do you have your presentation please? [1:50] Luke McClanahan: Yes. Thank you, chair. And I'll have the image on the screen in just a moment. So, the location of the site is 1803 Geneva Avenue. So, it's at the intersection of Stillwater Boulevard and Century Avenue, which is also known as Geneva Avenue and Highway 120. So, the zoning of the site is C2, that's community commercial, where electronic dynamic business signs are allowed through the conditional use permit process. And the applicant is seeking to add an additional electronic dynamic sign component to their existing monument sign. There is currently a 48 square foot monument sign on site and that's per side. The proposed electronic dynamic sign component would be 32 square feet in size and that's per side. So that would bring the total sign area of this freestanding sign to 80 square feet per side. [2:47] Luke McClanahan: The existing sign, as you can see, it does face Geneva Avenue and also Stillwater Boulevard. So I do want to note that there are some nearby residential properties and this sign would be approximately 170 ft to the nearest home to the south there and then it is also approximately 220 ft to the home to the east. And because of the proximity of the sign to residential property, the sign is subject to special standards. So here's a look at the existing and proposed. The again existing sign there on the left hand side is 48 square ft per side. And then the right shows the addition which is on top of the static sign that's currently there right now. And then you can see the underground signposts which are shown on the proposed sign. So, just another look at the overall square footage for this sign, 80 square feet per side. [3:44] Luke McClanahan: Conditional use permits are subject to certain review criteria that's found in the city's zoning ordinance. And here's just a quick summary of first the general review criteria that we must use when evaluating such a request. So, it has to be in compliance with the city's comp plan, has to be compatible with the zoning district. It cannot generate nuisance effects. It cannot create traffic congestion or parking issues. It must be adequately served by public services. And it cannot incur excessive costs for public services or infrastructure. And it must have minimal to no effects on the environment or natural features. [4:26] Luke McClanahan: And then for electronic dynamic business signs, there are a number of special criteria that the request has to meet. And it's been a while since the city has reviewed an electronic sign. It's been at least three years, maybe four or five years from what I could tell in the history in our files. So just as a refresher, a conditional use permit is required. The sign must be a freestanding sign or it can be a bulletin or building identification sign. The sign footprint itself cannot exceed 40 square ft per side. It must be rectangular in shape and contain the message within it. The minimum display duration is 30 seconds or in other words that's the dwell time for an image or in other words, you can't have flashing images every six or seven seconds or have animation. It has to be a still image for 30 seconds at a time. It cannot resemble an official traffic sign or signal and it cannot exceed 4500 nits and that's a brightness metric that we use. Specifically between civil sunrise and sunset—and that's a very technical term that's when the sun's center is 6° below the horizon. It cannot exceed 500 nits between sunset and sunrise. Additionally, because this sign is near or adjacent to residential property, it's actually subject to a higher standard. So between the hours of 10:00 p.m. and 6:00 a.m., it must be shut off or the property owner can program it to be a maximum of 250 nits from sunset to sunrise. [6:05] Luke McClanahan: The sign must have an auto shut off function if the display deteriorates by 10% or more just to maintain a consistent quality image there. The lamp wattage and luminance level and nits must be provided which the applicant did in their application. And then the sign cannot be allowed as a temporary sign and in this case it's going to be fixed properly installed into the ground. So that condition is met. [6:37] Luke McClanahan: So just in summary here, staff finds that the conditional use permit criteria of the ordinance, both the general and the specific, have been met for this request and staff recommends approval subject to the following six conditions that are found in the packet in the resolution. 1. The sign shall have a minimum display duration of 30 seconds. 2. The sign shall display static messages only. 3. The sign shall not exceed 4500 nits between the hours of civil sunrise and civil sunset. 4. The sign shall not exceed 250 nits from civil sunset to civil sunrise. 5. The sign shall have a fully functional off switch that auto shuts the sign when the display deteriorates by 10% or more. And finally, number 6. The applicant shall obtain one, a sign permit and two, an electric permit for the use. As a reminder, this is a public hearing. We have a representative from the sign company here if you have specific questions. Otherwise, I'd be happy to answer any questions. Thank you. [7:38] Commission Chair: Thank you, Luke. Anyone have any questions for Luke on his report? Seeing none, offer a moment for the applicant to come forward if he wishes. [7:48] Sign Company Representative: Uh the applicant couldn't make it. I'm with the sign company, but unless you don't have any questions, then we're okay. [7:56] Commission Chair: Anybody have any questions for him? Okay. I open the public hearing. So, if there's anyone in the audience who wishes to come forward to make comment on this issue, please do. And as required, I'll ask a second time if there's anyone in the audience who wishes to come forward to speak to this issue, please do. Otherwise, I'll close the public hearing, bring back any final comments from anybody here in the commission. Then I ask for a motion to recommend the approval of the conditional use permit for an electronic dynamic business sign at 1803 Geneva Avenue North. [8:36] Commissioner: So moved. [8:37] Commissioner: Second. [8:38] Commission Chair: All those in favor? [8:40] Commissioners: Aye. [8:41] Commission Chair: Any opposed? Thank you very much. Motion passes. Thank you. [8:53] Commission Chair: The next one is public hearing on Willowbrook 12th edition parcel number ID—whatever the number is—planned unit development amendment, final plat, and site plan. Luke I'll let you read the number. [9:06] Luke McClanahan: Well thank you chair. So the property here that's partial ID 0802921340017. So, it's at the northeast quadrant of 40th Street and Interstate 694. There on the map, you can see the property is just under 10 acres. And this is the last developable site within the Willowbrook neighborhood. And the purpose here is that the developer and builder are requesting to build 98 townhome units. And the developer states that these will be market rate or in other words, they are not income restricted. And the builder also reports that the units would be sold to individual lots—in other words, this is not a fully rental neighborhood. The zoning of the site is Willowbrook PUD or planned unit development which designates the site for high-density residential, and townhouses are an allowed use there. The comp plan guides the site for mixed-use residential. And I'll show the image in just a moment but there is just one access here and it is off 40th Street. So, at the intersection of 40th and Hayward Avenue. [10:19] Luke McClanahan: Here's a look at the proposed subdivision plat. So, the developer is seeking to replat this site in order to create one outlot for private streets and infrastructure that will serve the development and also 98 individual lots for the townhome units. The city engineer noted that because the development will utilize the adjacent parcel that's located to the northeast for surface water treatment, that area will have to be included with this plat. As such, the developer must revise their plat to make that adjustment. For easements, the developer must ensure that there are no encroachments into the drainage and utility easements. And there are just some minor adjustments that will need to be made because right here where my cursor is and I believe over here on the east side as well there's just a minor encroachment with some of the patios into the required drainage and utility easements. Outlot A, again, that's for the private streets and infrastructure that must be covered by an easement that will allow the city to have access to the sanitary sewer and the water main. Also as part of the planning process and in accordance with the Willowbrook master PUD agreement that was executed back in 2020, the developer must satisfy park dedication requirements. [11:32] Luke McClanahan: Here's a look at the site plan. I would like again just to point out the single access there off 40th Street and Hayward Avenue that currently serves the Rowers development directly to the south. The internal streets for this development will be owned and maintained by the developer or the builder. Given that the private streets will be narrower than the standard city streets, the fire department noted that on-street parking cannot be allowed so that large vehicles, particularly fire trucks and garbage trucks, can make proper ingress and egress movements throughout the site. As such, the developer must install signage that prohibits on-street parking within the property. The developers' plans show a trail that will run north-south here where my cursor is on the east side of the site. That will connect to other trails within the neighborhood. This trail will be built by the city and also maintained by the city. But we do want to make sure that that trail actually gets shifted a little bit further east so that it is fully on city property. So that's just another adjustment that the developer will need to make on their plans. A lot of detail here. I can pause if you have any questions before I move on. [12:53] Commission Chair: Anyone have any questions for Luke? [12:56] Commissioner: I do. Yes. Uh, forgive me if you mentioned this. The streets, what's the width on those? [13:03] Luke McClanahan: Um, I don't know off the top of my head. I'd have to look... [Checking plans] 24 feet back of curb or curb to back curve. Okay. [13:22] Commission Chair: Any other questions from the commissioners? [13:24] Commissioner Janet: I have a question, but I don't know if it really relates to this. So, I mean, just about noise. It's right next to the freeway, and I wonder what do they do to prevent that noise from bothering the people there? [13:42] Luke McClanahan: So the applicant has submitted a noise variance and a noise study. It was prepared by a professional engineer and that request will actually be heard by the city council. It's outside the zoning chapter and subdivision regulations. So it goes directly to the city council. But the city council will hear that noise variance and likely there will be some conditions about the types of materials, windows in particular, that would have to be installed in order to help meet the noise standards that are established by the state. [14:15] Commissioner: A question. Um, so I understand the development will be at market rate, right? [14:22] Luke McClanahan: Yes. [14:23] Commissioner: And the developer is not seeking any financial assistance from the city? [14:28] Luke McClanahan: Yes, that is correct. [14:29] Commissioner: And forgive me if I didn't do my homework. The city of Oakdale has incentive for developers to have a development that sort of not only market rate but also sort of affordable housing. Do they have any—do they still have those those rules in the zoning code or no? [14:48] Luke McClanahan: No, commissioner. So there's no specific rules about x number of units have to be, you know, market rate or income restricted, if that's getting to your question. [15:02] Commissioner: Are there any incentives that the city gives to developers to be able to incorporate affordable housing into their development? [15:16] Luke McClanahan: There are a number of programs. Historically speaking, tax increment financing has been used on certain developments, conduit debt financing for others—most recently with the MWF senior development by Hy-Vee, that was another tool. [15:49] Commissioner: So it would be up to the applicant to say yes I accept this or not. Right? [15:58] Luke McClanahan: Yep. It's a request from the applicant and then ultimately a decision by the city council. [16:04] Commission Chair: I'm going to withhold my question until the developer comes up. [16:07] Luke McClanahan: So I have just a few more slides here. So here's a closer look at the site plan. The Willowbrook PUD contains very specific zoning standards for this site and the developer is seeking deviations from a couple of those. The first one is the required density for the site and then the second one is setback reductions. The density for the site—the PUD requires that the high-density residential areas contain a density range of 35 to 55 dwelling units per acre whereas this request amounts to about 10.3 dwelling units per acre. So therefore the developer is seeking a formal PUD amendment to reduce that density due to the product type that they're being offered which is driven by market demand. Staff finds that the reduced density is appropriate in order to accommodate the proposal as it will expand some housing types within the area while also meeting the intent of the planned unit development. [17:23] Luke McClanahan: For setbacks: the property boundary is shown in red there on the screen and the PUD has a special setback requirement from 694. It's 60 ft. And for the most part, the western portion of this development meets that 60 ft requirement with just a small portion there where there's the arrow, it's indicating that the setback would be 56 ft. So just a 4 ft deviation there. And then on the south side or along 40th Street, the PUD requires a 35 ft setback. And due to a technicality, it's a jog in the property boundary that is intended for a future connection for or to allow to help enable a future pedestrian bridge over Interstate 694. That's the reason for the bump out there. But because of that bump out, the developer is showing a 30 foot setback for some of the townhomes there. From a safety perspective, the city engineer did not have any concerns with the proposed reduced setback off 40th Street and staff also finds that the reduced setbacks are appropriate to accommodate the development. Other standards including tree preservation, landscaping, and parking requirements have been met for this request. [18:41] Luke McClanahan: Let's take a look at some of the elevations for the townhomes here. The development is again located in that high-density residential district per the PUD and that is subject to certain exterior design standards. Specifically, multi-family structures must consist of at least 70% class one exterior building materials. The developer provided an updated materials breakdown which includes which was included in the packet and it shows that the townhomes will consist of approximately 86% fiber cement or hardy board. 2% stone veneer and then 11% is accounted for garage and entryways and then 1% for trim fascia and soffits. For previous multi-family developments within Willowbrook—specifically, I'm talking about the Rowers development to the south, and then the Springs of Willowbrook—fiber cement was allowed to be considered a class one material. Staff finds that the exterior building materials for this proposal meet the Willowbrook PUD standards. [19:54] Luke McClanahan: Some more elevations to follow here. Just a couple colored elevations. I apologize you can't really see it there on the projector, but the television screens show the color contrast much better. I would like to note that the developer must provide updated plans to show the location of any ground mechanical equipment and exterior trash collection areas if any and their methods of screening in accordance with the city's zoning regulations. And with that, just to conclude, staff finds that the developer's request for a PUD amendment, a final plat and site plan are consistent with the comp plan and the city's ordinance as detailed in the staff report on file. And staff recommends approval of the request subject to the following conditions which are found in the resolutions. [20:39] Luke McClanahan: So, the first resolution is page 43 in your packet and that is the final plat for Willowbrook 12. There's eight conditions here: 1. Execution of a development agreement. 2. Satisfaction of park dedication requirements. 3. The developer must establish an easement over outlot A that enables access to and maintenance of the sanitary sewer and water main. 4. The final plat must be revised to include the portion of outlot A Willowbrook fifth edition that will be utilized for surface water treatment of this development. 5. The civil plans must be updated to show that north-south trail will be shifted further east onto city-owned property. 6. Civil plans must be updated to remove any encroachments located within the drainage and utility easements. 7. The final plat must be revised in accordance with the city attorney's plat opinion letter. And 8. Permits and approvals must be obtained from outside agencies. [21:58] Luke McClanahan: And then finally, the resolution on page 45, which is for the site plan at Willowbrook 12. Nine conditions here. 1. Approval of an amendment to the Willowbrook PUD to reduce the density. 2. Execution of a development agreement. 3. Approval of the site civil construction plans by the city engineer. 4. Approval of a noise variance by the city council. 5. Installation of signage to prohibit on street parking within the development. 6. Approval must be obtained from the fire department for the proposed hydrant locations and fire department connections. 7. The developer must provide details for ground mechanical equipment and external trash collection areas and their methods of screening. 8. The photometric plan must be revised to comply with the city's regulations. And 9. Outside agencies must grant approval for any applicable permits for this development. The developer and the builder are here in attendance if you have any questions. This is a public hearing and I'd be happy to answer questions as well. Thank you. [23:04] Commission Chair: Thank you. I do have one question for you. You did mention very briefly the tree preservation. What is the plan? Are there trees there now to be preserved or replanted? What is the tree situation for this lot? [23:23] Luke McClanahan: So, there are a number of significant trees on the property. Back in the 2020 timeframe, there was a tree preservation and a tree removal plan that was approved. I believe virtually all the trees from the site will have to be removed in order to accommodate the development. But in addition, there is a landscaping plan that was submitted as part of this. So there will be new trees planted as part of the development. [23:55] Commission Chair: And that landscaping plan is not part of this packet? [24:00] Luke McClanahan: Staff did do a review of the request and we verified that sufficient trees will be planted as part of the landscaping plan. [24:14] Commissioner Janet: Yeah I want to know what the noise variance is, because there's a condition they want a noise variance. Could you explain that to me? [24:23] Luke McClanahan: Yep. So the noise variance is an acknowledgement from the developer and builder that there are state standards for receiving noise because the site is so close to the interstate. The only way to really meet those requirements is to install special windows or have certain building materials be a part of the development. They're seeking that variance from the city council just as a means to receive approval and build the development. [25:32] Commissioner Janet: So the standards are being lowered? [25:38] Luke McClanahan: No, not necessarily being lowered, but they're being granted an exception, and the way that the developer can meet those standards is by incorporating special building materials. [25:52] Commissioner Janet: Well, I I would think that there's like an air quality issue as well, you know, being right next to the freeway. I mean, I guess your buyers will hopefully consider all those things. [26:10] Commission Chair: And I think if I may—I understand you, but unfortunately I don't think those really fall into the purview of what we get to take into consideration. That goes to city council. If it'll be up to the city council, you know, they'll take what we hear and they may decide, "No, we're not going to approve the variance," then it's up to them to go back and figure out how do we meet that. [26:40] Commissioner: I have a question. Will the property have—I don't know if this is the correct terminology—but its own like leasing office? I know some townhome places have a staged like section of the townhome where someone sits, introduces new residents. Is that going to be on the property? [27:01] Luke McClanahan: So, I would defer to the builder on that question. [27:06] Steve Trosky (Lennar): Hi, good evening. Steve Trosky with Lennar. These are for sale. So, there would be a model home that prospective buyers could go and look at, but they're not for rent. So, we wouldn't have a leasing office in that regard. [27:21] Commissioner: Got it. The reason for the question would be section five, I guess—if someone just drives up and there's no on-street parking, where would they park in that case? Just pull into the townhome garage? [27:37] Steve Trosky: We haven't gotten far enough in the project planning to identify which of the units would be a model home, but what we typically do is potential residents would park in a driveway or there would be a temporary parking bay. Once the community is sold out that would convert into grass or the last unit or something like that. [28:22] Commissioner: Got it. Okay. Thank you. [28:24] Commission Chair: I think there's another sales office for kind of the single family homes elsewhere in the development and as I recall there's like a lot next door that was paved and it's a parking lot. You park there, you go in and then I assume when everything's sold out you'll, as you said, you convert it or build a home on it or something. [28:40] Steve Trosky: That's correct. [28:41] Commissioner: There is a mention in the packet though about a 13 or 18 person parking area for guests. So there is some accommodation for off-street parking in the guest area. Which may be a significant walk from someone's house. But that's my biggest concern is you know we can put as many signs up as we want—you host a birthday party, you have a baby shower, people are parking on the streets. There's a couple small pockets of two or three, but these driveways are short, 22-ish feet, so you're only going to get two cars in there. It's going to be an issue. [29:21] Commissioner: Is there a glazing requirement for the in the zoning code for Oakdale? What I mean by glazing is the percent of windows and door opening facing on the facade facing street. [29:32] Luke McClanahan: Not in the zoning code but I believe building code has very specific window requirements. [29:56] Commission Chair: Any other questions before I ask the developer to come back up? If you would please [Mark Kick] because I got a couple of questions for you. First one is trees. Just a hint because it's kind of outside of our scope a little bit, but we do have a relationship with the tree board requirements. I'm kind of curious. [30:16] Mark Kick (Alliance Engineering): Well, I'm Mark Kick with Alliance Engineering. We've been working on this project since 2016. Regarding your question on the landscape plan, we are proposing to have 197 trees total on the site. And then to the north, there's a number of large oaks and existing trees in that area that won't be disturbed. [31:00] Commission Chair: I was kind of wondering about along the frontage to 694—sound barrier, etc. [31:10] Mark Kick: Yeah, we have a pretty much a solid, once they get more mature size, there'll be a solid vegetative buffer along there. [31:18] Commission Chair: Okay, I guess that answers my question sufficiently. So, the next question—what are you going to do for snow removal? Because the lots are tight together and as a plow goes through, I don't see much place for it to go. [31:37] Mark Kick: No. And it's not an atypical townhome development. So it'll be put where it can be and then if there's no place to put it they'll have to put it in trucks. [31:54] Commission Chair: And as the packet points out it's your problem, not really ours, but yeah. [32:05] Mark Kick: Yep. So, I do want to point out a couple things that were kind of new within this last week. The first one being the trail. I wasn't aware that the city wanted that portion of the trail to be theirs and to be moved over. So, we'll work with the city on that. There is some lower grade to the east, so we're going to have to work through that. And then the other thing—there's a pond northeast of the site on an existing outlot. Initially we thought we would give Lennar an easement for that; it's actually an infiltration basin. And then the city's asking for that to become part of this parcel. So we're going to need to work through if that's actually going to be part of the plat, or subdivide that outlot. We'll update the plat before we get to council. [33:34] Commissioner: Um can you talk to us about why you're reducing the street width? [33:43] Mark Kick: It was a matter of working with the city on the layout. There was a target number of units that we wanted and city staff essentially pushed us to get farther from the freeway. They were pushing us to get closer to 60 feet. So that's what we ultimately did and as part of that compromise was tightening the distance between the rear of the townhomes and then also those drive lanes. [34:10] Commissioner: And what is the distance behind some of these homes on average? [34:20] Mark Kick: Somewhere between 57 and 60 ft on buildings 13 and 14... on buildings 1 and 2, we're approximately 18 to 20 ft from the back of the unit. [35:14] Commission Chair: Anyone else have questions? Thank you very much for your time. This is a public hearing. So, at this point, I will open the public hearing. This is a time for anyone in the audience who wishes to come forward to make comment on this subject to come forward. As required, I'll offer a second time. If there's anyone in the audience who wishes to come forward to make comment on this issue, please come forward. Seeing none, I'll close public hearing, bring it back. Any final comments from anybody here? [36:00] Commissioner: Just a question for Luke. Do we have anywhere in the city that kind of resembles this that we have seen any issues with? Short driveways, narrow streets, a hundred homes... I'm trying to find a way for me to get over this hump of "I don't want to put a hundred homes here and it's an issue and then we can't do anything because there's absolutely zero green space that we can expand into." [36:48] Luke McClanahan: Yep. So just generally speaking, the fire chief has expressed some concerns with just townhomes throughout Oakdale having similar issues. It can be very problematic with fire trucks maneuvering around those narrower private streets. Enforcement is going to be key here in terms of making sure that folks do not park on the street. And there might be also just an educational component from the builder to their buyers that that's the expectation. [37:38] Commissioner: They're responsible for putting up the signs. Who's responsible for enforcement? [37:53] Luke McClanahan: My understanding is that if it's an official traffic type sign, then the police have the ability to enforce, even on private roads. [38:41] Commissioner Janet: I have a comment. When this packet first came out, I had a couple issues with the density, the materials, the setbacks. What helped me go through was the workshop that was held in February by the city council and reading the minutes of that. That helped me get to today where I don't have a lot of problems with this. [39:55] Commission Chair: Any other questions or comments? Luke, any final comments from you? [39:58] Luke McClanahan: Nope. [40:01] Commission Chair: Okay, we have three motions to consider. First one is a motion to recommend approval of an amendment to the Willowbrook Planned Unit Development. [40:03] Commissioner: So moved. [40:04] Commissioner: Second. [40:05] Commission Chair: All those in favor? [40:06] Commissioners: Aye. [40:07] Commission Chair: Any opposed? Janet abstained. Motion to recommend approval of the final plat for the Willowbrook 12th edition. [40:11] Commissioner: Make a motion. [40:12] Commissioner: Second. [40:20] Commission Chair: All those in favor? [40:22] Commissioners: Aye. [40:24] Commission Chair: Any opposed? Janet abstained. Motion to recommend approval of the site plan for Willowbrook 12th edition. [40:48] Commissioner: Make a motion. [40:49] Commissioner: Second. [40:50] Commission Chair: All those in favor? [40:52] Commissioners: Aye. [40:54] Commission Chair: Any opposed? [40:56] Commissioner: Nay. [Janet abstained on all three; one Nay from another commissioner]. [41:10] Commission Chair: Motions pass. We're on to other staff liaison report. [41:15] Luke McClanahan: Thank you, chair. So, the June 5th planning commission meeting will be an important one with the public hearing for the zoning and subdivision code update. It is under legal review at this time. The goal is to send out the draft code sections a couple weeks before so you have time to digest 200 some pages of dense code. [42:15] Commission Chair: Will the dynamic sign code you talked about tonight be reviewed? [42:18] Luke McClanahan: Yes. The sign code in particular is quite outdated. There's been some recent Supreme Court rulings that have changed things. [42:40] Commissioner: Is there going to be some kind of a side-by-side comparison, new versus old? [42:54] Luke McClanahan: We plan to have a summary document, highlighting the substantive changes that we're proposing. [43:12] Commission Chair: Any questions from anybody for Luke on that? Moving on to commissioner updates. Anybody have any statements they wish to make? Okay. And council liaison update, Miss Wrich. [43:30] Katie Wrich: Good evening. I really don't have anything to share other than we're starting to work on the budget, which is not fun. That goes on for several months. But I'm happy to answer any questions. Thank you guys for re-upping and I'm sorry to see you go [to departing members], but thank you for your service. [44:10] Commission Chair: Thank you very much. Then one other note—I noticed they have started construction on Koko’s Rescue over by TLC. Tonight at this point, I look for a motion to adjourn. [44:30] Commissioner: So moved. [44:31] Commissioner: Second. [44:35] Commission Chair: All those in favor? [44:36] Commissioners: Aye. [44:38] Commission Chair: Any opposed? See none. We stand adjourned. Thank you and good night.