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HomeMy WebLinkAbout2025-07-08 Planning Commission Agenda Packet Corcoran Planning Commission Agenda July 8, 2025 - 7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum – Public Comment Opportunity 5. Minutes a. Minutes – June 5, 2025 Meeting* 6. New Business a. Public Hearing. City Park Remaster Comprehensive Plan Amendment (City File 25-015). i. Staff Report ii. Open Public Hearing iii. Close Public Hearing iv. Commission Discussion & Recommendation 7. Reports/Information a. Other Business – Planning Commission Training i. Staff Presentation b. Planning Project Update* c. City Council Report* – Council Liaison Vehrenkamp 8. Commissioner Liaison Calendar Suggested City Council Meetings 7/10/2025 7/24/2025 8/14/2025 8/28/2025 9/11/2025 9/25/2025 Brummond Hargreaves Kozicky Lind Zachman Brummond 9. Adjournment HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Planning Commission meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 312 626 6799 US Enter Meeting ID: 824 6069 0607 Video Link and Instructions: https://us02web.zoom.us/j/8246069 0607 Or visit http://www.zoom.us and enter Meeting ID: 824 6069 0607 *Please note in-person comments will be taken at the scheduled meeting where noted. Comments received via email to the City Planner (dklingbeil@corcoranmn.gov) or via public comment cards will also be accepted. All email and public comment cards must be received by the 4PM of the day before the meeting. For more information on options to provide public comment visit: 1 Corcoran Planning Commission Minutes June 6, 2025 - 7:00 pm The Corcoran Planning Commission met on June 6, 2025, in Corcoran, Minnesota. Five Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in-person and monitor the meeting through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Brummond, Hargreaves, Kozicky, Lind, Zachman were present at the start of the meeting. Also present: Community Development Director Davis Mckeown, and Planner Klingbeil. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Brummond, seconded by Kozicky, to approve the agenda for the June 6, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion made by Brummond, seconded by Kozicky, to approve the minutes for the May 1, 2025, as amended, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 6. New Business a. Public Hearing. Arens Norling OS&P Preliminary Plat, Conditional Use Permit, and Variance (City File 25-012) i. Planner Klingbeil presented the Staff Report. 2 ii. Public Hearing iii. Close Public Hearing Motion made by Lind, seconded by Hargreaves, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Robb Norling, 6700 Pioneer Trail, Applicant, addressed the Commission regarding the project. He said the goal of the project is to add additional lots to have their family build on the land. Commissioner Kozicky asked about the agricultural outlot and the access to the outlot. Robb Norling, 6700 Pioneer Trail, Applicant, explained where the access point would be. Commissioner Hargreaves asked the applicant about possible future development. Robb Norling, 6700 Pioneer Trail, Applicant, said he did not have specific plans to develop the area. Commissioner Lind asked for clarification about the MUSA expansion and why this area would not be included in further expansion of the MUSA. Community Development Director Davis McKeown explained due to various factors she had confidence the MUSA would not be expanded into the area in question for the 2050 Comprehensive Plan. Commissioner Lind asked if there was a typo in the Staff Report and asked if staff did not support the third proposed variance. Planner Klingbeil clarified that Commissioner Lind was correct and that staff did not support the third proposed variance. Robb Norling, 6700 Pioneer Trail, Applicant, said the third proposed variance was a cost factor. Commissioner Lind asked about the engineering standards and tractor usage on roadways. Community Development Director Davis McKeown said she couldn’t speak to the specific engineering standards but that when determining the Practical Difficulty Standards that it had not been met for the third proposed variance because cost cannot be a determining factor. Motion made by Kozicky, seconded by Hargreaves to recommend approval of the staff recommendation for Arens Norling OS&P Preliminary Plat, Conditional Use Permit, and Variance and recommend denial for the third proposed variance. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 3 b. Public Hearing. Agribusiness Zoning Ordinance Amendment (City File 25-017). i. Planner Klingbeil presented the Staff Report ii. Open Public Hearing iii. Close Public Hearing Motion made by Brummond, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Chair Brummond had a concern regarding the 1,000 ft from a major roadway requirement to a major roadway and said it was restrictive for possible future projects. Commissioner Lind asked if there could be changes made to allow agribusinesses with minimal traffic to the IUP process. Community Development Director Davis McKeown said there could be a sub paragraph added with language the Commission supports. Commissioner Hargreaves asked about lighting requirements and said that 10:00pm would be a reasonable time to restrict the lighting. Margaret Fernandez, 23020 County Road 30, Applicant, said that if there were parameters the time should be later than 10:00pm. Commissioner Hargreaves had concerns over the lumens at the edge of the property. Motion made by Hargreaves to recommend approval of the Agribusiness Zoning Ordinance Amendment with adjustments to the size requirement from five acres to four acres, a reduction to the lighting standard from 1 foot candle to .1 foot candle at the property line, increase the setback from 10 ft to 40 ft from the lot line to parking, and increase access to the site from a major roadway (County Road or Highway) or from a Collector roadway located within 1,000 feet of an intersection with a major roadway to 2,500 ft. (Motion failed). Motion made by Hargreaves, seconded by Kozicky to recommend approval of the Agribusiness Zoning Ordinance Amendment with adjustments to the size requirement from five acres to four acres, a reduction to the lighting standard from 1 foot candle to .1 foot candle at the property line, allow the setback of 10 ft from the lot line to parking, and increase access to the site from a major roadway (County Road or Highway) or from a Collector roadway located within 1,000 feet of an intersection with a major roadway to 2,500 ft. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 4 7. Reports/Information a. Other Business b. Planning Project Update – Planner Klingbeil was available for questions. c. City Council Report – None. 8. Commissioner Liaison Calendar Suggested City Council Meetings 06/23/2025 07/10/2025 07/24/2025 08/14/2025 08/28/2025 09/11 /2025 Brummond Hargreaves Kozicky Lind Zachman 9. Adjournment Motion made by Brummond, seconded by Kozicky, to adjourn the June 6, 2025 Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). The meeting adjourned at 8:26 PM Submitted by Seth Gellman, Community Development Administrative Assistant Page 1 of 6 STAFF REPORT Agenda Item 6a. Planning Commission Meeting: July 8, 2025 Prepared By: Natalie Davis McKeown Topic: “City Park Remaster” Comprehensive Plan Amendment PID: 23-119-23-34-0001 City File No. 25-015 Action Required: Recommendation 1. Request This is a City-initiated comprehensive plan amendment necessary to complete park improvements at Heritage Park (previously referred to as City Park), including a new park building, located at 20400 and 20200 County Road 50. 2. Context Background The City was donated 19.3 acres of park land in 1972 from the Van Lithe family. Today, this is one of two parcels that make up Heritage Park with the western parcel (59.95 acres) purchased by the City in 2018 from Rockford School District. Heritage Park is the largest park within the City and currently hosts all recreational programming, such as youth soccer and baseball. Figure 1 Schematic of Existing Heritage Park Layout Page 2 of 6 Today, the park contains several amenities (many of which were developed as a labor of love by local Corcoran residents): 6 baseball fields, 4 t-ball fields, 1 multi-use field, 4 parking areas, a playground (last replaced in 2000), tennis courts (partially removed in 2024), a picnic shelter, two outdoor ice rinks, and a warming house. The City has planned significant improvements to update and expand amenities within Heritage Park for several years. Design efforts to move forward with this the first phase of this vision commenced in 2024. Below is a summary of the timeline and project milestones to date: A site plan and variance for the remaster project was approved by City Council on May 22, 2025. As a part of this project there will be utilities brought through the park site for the new park building. A future phase of the park project may also include a splashpad, also on the western side of the park. The park building is located on the western side of the park. On June 23rd, the City Council voted to accept bids received for the park remaster to move forward with the construction of the project. Additionally, City Council voted to rename the park from City Park to Heritage Park. Zoning and Land Use The two properties that comprise the project site are guided for Parks/Open Space and are zoned Public / Institutional (P-I). The site is within the Metropolitan Urban Service Area (MUSA). The report for the site plan and variance incorrectly stated that the entirety of the Heritage Park site was located within Phase 1 (the current stage, projected for 2020-2025) of the 2040 Staging Plan. The eastern side of Heritage Park is located within Phase 1, but the western side is in Phase 3 of the staging plan, projected for 2030-2035. Surrounding Properties Figure 2 2040 Staging Plan Page 3 of 6 The existing land use, guiding, zoning, and staging of the immediate surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District Staging North Agriculture Residential Low-Density Residential Mixed Residential - Residential Single-Family 2 (RSF-2) - Urban Reserve (UR) - Planned Unit Development (PUD) - Rush Creek Reserve Phase 1 Phase 3 East Commercial Commercial Neighborhood Commercial (C-1) Phase 1 South Agriculture Industrial Residential Industrial Medium Residential Low-Density Residential - Light Industrial (I- 1) - Medium Density Residential (RMF- 1) - RSF-2 - UR Phase 1 Phase 4 (2035-2040) West Residential Existing Residential Low-Density Residential UR Phase 4 Natural Characteristics of The Site A tributary of the South Fork Rush Creek runs through both parcels of City Park. The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map reflects a Wet Prairie on the southwest with some Floodplain Forest that follows most of the creek. A wetland delineation was completed on this property and finalized in October 2024. This process confirmed two wetlands on the southwest portion of the site (overlapping the wet prairie shown on the Natural Resources map) and a pond near the middle of the eastern parcel. 3. Analysis Staff reviewed the request for consistency with the Comprehensive Plan, Zoning Ordinance, other City Code requirements, and City policies. The City Engineer has been actively involved in the design of the project and will continue to ensure all of the City’s engineering standards are satisfied. There were no Public Safety comments on the Comprehensive Plan Amendment portion of the project. Page 4 of 6 A. Level of Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment request. The comprehensive plan is the City’s long- range planning tool that indicates what type of development should occur on all land within the City. It is the City’s plan for directing future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety, and welfare of the community. B. Comprehensive Plan Amendment If the proposed amendment is approved, the western park parcel will be moved up to Phase 1 (2020-2025) in the 2040 Staging Plan. The 2040 Staging Plan reflects anticipated timeline of sewer service for areas located where regional interceptors from adjacent communities will be extended. The Staging Plan provides anticipated growth in 5-year increments, which is information requested by the Metropolitan Council as part of the Comprehensive Plan process. The plan creates an orderly, logical growth pattern based on development patterns and availability of infrastructure. Figure 3 Heritage Park Remaster Site Plan The Comprehensive Plan is a living document. When the City finds evidence to support a change in the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a Comprehensive Plan Amendment request: Page 5 of 6 • Evidence demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the City and the immediate vicinity of the site. • A demonstration that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including but not limited to: o Transportation; o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and o Consideration of the impact of the proposed amendment upon current and future special assessments and utility area changes, future property tax assessments or other fiscal impacts upon the City. Since the eastern side of the parcel is located in Phase 1, staff believes the amendment is consistent with the overall sewer service anticipated for Heritage Park. Since the creation of the 2040 Comprehensive Plan, the City acquired the western parcel that was Figure 4 Heritage Park Building Page 6 of 6 previously owned by Rockford School District. Utilizing the western parcel for the park building and eventual splashpad allows for an enhanced site that enables more amenities for the public’s use at the City’s largest park. The proposed amendment will support the City in it’s endeavor to accomplish the following goals outlined in the Parks and Trails Chapter of the 2040 Comprehensive Plan: - Goal 1: To implement this Parks and Trails Plan based on the needs of Corcoran residents and park system patrons. - Goal 3: To develop a park system the public values and visits. - Goal 4: To develop a system of parks and trails, with a variety of active and passive uses, that reflect the special character of the City, its history, and natural resources. 4. Recommendation Staff recommends approval of the draft resolution amendment to the Staging Plan of the 2040 Comprehensive Plan to reclassify the western parcel of Heritage Park from Phase 3 to Phase 1. The proposed amendment is consistent with the Site Plan approved by the City in May and will allow for reasonable development to the site while providing Corcoran residents and visitors enhanced recreational amenities. Attachments: 1. Draft Resolution Approving Comprehensive Plan Amendment 2. Engineering Memo City of Corcoran July 24, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT AT THE PROPERTY OF 10110 COUNTY ROAD 116 (PID 12-119-23-22-0009) (CITY FILE NO. 25-002) WHEREAS, the City of Corocran requests approval of an amendment to the 2040 Staging Plan to change the phasing designation of approximately 59.95 acres from “Phase 3 (2030-2035)” to “Phase 1 (2020-2025) on the property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the requested amendment at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the comprehensive plan amendment for the above referenced parcel, based on the following findings: 1. The property is located within the urban service area and municipal sewer and water infrastructure is available to the site. 2. The proposed amendment will allow development opportunities on the site that were not previously considered in the Comprehensive Plan. 3. The change in staging will allow for an enhanced park layout with additional public amenities and future opportunities for Corcoran residents and park patrons. 4. Development of the site as Conservation Residential would facilitate other planned infrastructure improvements, including sanitary sewer extension and municipal water extension that will have regional improvements. 5. Reclassifying the site is needed to allow reasonable development of the site that meets the recreational needs of the community. 6. The proposed amendment has merit beyond the interests of the proponents as the proposed change would improve and expand recreational opportunities for the public. 7. The proposed amendment will support the City in Goal 1, Goal 3, and Goal 4 of the Parks and Trails Chapter of the 2040 Comprehensive Plan. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran July 24, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 3 Whereupon, said Resolution is hereby declared adopted on this 24th day of July 2025. ________________________________ Tom McKee – Mayor City Seal ATTEST: ____________________________________ Deb Johnson – City Clerk City of Corcoran July 24, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 3 ATTACHMENT A Commencing at the Southeast corner of the Southwest Quarter of the Southeast Quarter thence North along an East line thereof a distance of 28 feet thence North 42 degrees 20 minutes West a distance of 246 feet thence South 35 degrees 26 minutes West to Southerly Right of Way line of County Road Number 10 and actual point of beginning thence continuing South 35 Degrees 26 minutes West to an intersection with a line bearing North 33 degrees 47 minutes East from a point in South line of the Southwest Quarter of the Southeast Quarter a distance of 312.03 feet West from the Southeast corner thereof thence South 33 degrees 47 minutes West to South line thereof thence West to the Southwest corner thereof thence North along West line thereof a distance of 959.6 feet thence East a distance of 302 feet thence North 47 degrees 27 minutes East to Southerly right of way line of said county road number 10 thence Southeasterly along said right of way line to begin also all that part of said the Southwest Quarter of the Southeast Quarter described as follows commencing at the Southwest corner of said the Southwest Quarter of the Southeast Quarter thence on an assumed bearing of North along West line thereof 959.6 feet to point of beginning thence East 237.77 feet thence North 73 degrees 10 minutes 15 seconds West 46.10 feet thence North 55 degrees 07 minutes 38 seconds West 38.93 feet thence North 48 degrees 55 minutes 48 seconds West 40.86 feet thence North 36 degrees 22 minutes 08 seconds West 39.33 feet thence North 30 degrees 12 minutes 16 sec West 59.17 feet thence North 32 degrees 28 minutes 26 seconds West 39.78 feet thence North 37 degrees 06 minutes 48 seconds West 35.19 feet thence North 44 degrees 28 minutes 34 seconds West 44.65 feet thence Northwesterly to the Northwest corner of said the Southwest Quarter of the Southeast Quarter thence South along West line thereof to beginning except road. Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE Project: City Park Comprehensive Plan Amendment Date: June 19, 2025 Comments: General: 1. We would not anticipate that the comprehensive plan amendment for the City Park building to have any material impacts on the overall public infrastructure system. End of Comments Page 1 of 3 Agenda Item 7b. MEMO Meeting Date: July 8, 2025 To: Planning Commission From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. Commercial and Industrial Development Standards (Citywide) (City File 23-023) The purpose of this zoning ordinance amendment is to address and evaluate the allowed uses and use specific standards within commercial and industrial developments. The Council adopted a work plan at the November 20, 2023, regular meeting, and requested the Planning Commission to provide their initial feedback. The Planning Commission discussed this item at the December 5, 2023, meeting and expressed their desire Commercial and Industrial Development Standards address a number of items such as: specific architectural standards, infrastructure investment incentives, encouragement toward sustainable development practices, proper transitions of intensities and height, the permitted and conditional uses of each zoning type, verbiage, and lighting standards. City Staff prepared a survey for current landowners and lessees to express their opinions on items addressed with this update. Staff mailed the online survey invitation to property owners and tenants whose property is either currently zoned, or guided for Commercial, Industrial, or Mixed-Use. The comment period for this survey closed on January 31, 2024. During the February 8, 2024, City Council meeting, Council directed staff to prioritize Rural Commercial (CR) and Transitional Rural Commercial (TCR) district updates for approval by the end of quarter 2. Staff presented feedback from the Planning Commission and results from the Business Community Survey to the City Council at the April 25, 2024, regular Council meeting for further direction. The City Council and Planning Commission discussed the Commercial and Industrial standards during the May 21, 2024, Joint Work Session. Page 2 of 3 A survey invitation for feedback on Rural Commercial Subdivisions was posted to the City’s media pages and mailed out to properties within 500 feet of CR & TCR parcels. Council discussed the results of this survey during the June 27, 2024, meeting. A public hearing for an ordinance amendment removing self-storage/mini-storage from the CR and I-1 districts was held at the July 2, 2024, Planning Commission meeting. After some discussion, the Planning Commission motioned to recommend approval of this ordinance amendment. Council approved the zoning ordinance amendment, removing self-storage/mini-storage from the CR & I-1 districts at the July 25, 2024, meeting. A public hearing to clarify the use of development rights for subdivision in the UR, RR, CR, and TCR districts was held at the August 1, 2024, Planning Commission meeting. The Planning Commission motioned unanimously to recommend approval of the draft ordinance. Council approved the Zoning Ordinance Amendment at the August 22, 2024, meeting. 2. Camp Solberg (PID 08-119-23-31-0004) (City File 24-021). Aaron and Melissa Solberg submitted an application for a preliminary and final plat to create two single-family residential lots on Outlot B of Weinand Woods located at PID 08-119-23-31-0004. Council approved this item during the June 23, 2025, meeting. 3. Arens Norling OS&P Preliminary Plat (PID 31-119-23-12-0007) (City File 25-012). Robb and Seth Norling request approval of an Open Space & Preservation plat for their property at 6700 Pioneer Trail. The application consists of 3 single-family lots, and three outlots. One outlot is 6.9-acres in size, and will be used for a future phase of subdivision, and the other outlot is 21.42 acres, which will be preserved as open space unit municipal sewer and water are available to the site. The Public Hearing for this item was held during the June 5, 2025, Planning Commission meeting. After some discussion, the Planning Commission voted to recommend approval of the application. Council approved this item during the June 23, 2025, meeting. 4. City Park Remaster (PID 23-119-23-43-0007 & 23-119-23-34-0001) (City File 25- 015). The City of Corcoran has initiated the planning for the City Park Remaster project, which requires approval of a Site Plan and Variance. The public hearing for this item was held during the May 1, 2025, Planning Commission meeting. After some discussion, the Planning Commission recommended approval of the request. The Site Plan and Variance for the City Park Remaster was approved during the May 22, 2025, Council meeting. Staff noted that the western parcel of the City Park is located in Stage 4 of the 2040 staging plan. To allow construction of the City Park Remaster project, a Comprehensive Plan Amendment to designate this parcel as Stage 1 is required. The public hearing for this item is scheduled for the July 8, 2025, Planning Commission meeting. 5. Agribusiness Zoning Ordinance Amendment (Citywide) (City File 25-017). John and Maragret Fernandez have requested approval of a zoning ordinance amendment to establish Agribusiness as an allowed use within the Rural Residential zoning district. The Public Hearing for this item was held during the June 5, 2025, Planning Commission meeting. After some discussion, the Planning Commission voted to recommend approval of the application with amendments to the minimum size requirement, further distance from major roadways, and lower illumination at the property line. Council approved this item during the June 23, 2025, meeting, with an amendment to require Council review for all music events, and to allow gravel parking lots subject to City Engineer approval. Page 3 of 3 6. Larkin Road Subdivision Concept Plan (PID 26-119-23-13-0006) (City File 25- 018). Maplewood Development LLC have submitted a concept plan for a 189-unit subdivision at 20130 Larkin Road. The applicant received informal feedback from the City Council during the June 12, 2025, Council meeting. This item is not scheduled for any additional meetings. 7. Cook Lake Highlands Amira PUD Amendment (PID 25-119-23-14-0026) (City File 25-021). Amira Investment LLC have submitted a PUD Amendment to increase the allowed impervious surface of 4.65-acre lot from 39.8% to 40.2% and reduce the number of units in the age-restricted apartment building from 145 units to 143 units. This item is scheduled for Council review at the July 10, 2025, Council meeting. 8. Upward Acres Lot Line Adjustment and Easement Vacation (PIDs 17-119-23-13- 0002 & 17-119-23-12-0004) (City File 25-022). Skies Limit LLC requests approval of a Lot Line Adjustment and Easement Vacation to realign the shared property line and Drainage & Utility Easement between 9155 & 9205 Underhill Lane. This item is incomplete for City review and is not currently scheduled for any upcoming meetings.