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HomeMy WebLinkAbout01-11-22 CITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING January 11, 2022 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00 p.m. Members Present: Rotty,Franceschelli,Lehto,Tesky,Windschitl Members Absent: None Staff Present: Tony Wippler, Planning Manager; Samantha DiMaggio,Community Development Director 2. APPROVAL OF MINUTES a)Approve Planning Commission Minutes MOTION by Windschitl,second by Tesky to approve the Regular Meeting minutes of the Planning Commission from December 14, 2021.APIF,MOTION CARRIED. 3. PUBLIC HEARINGS Chair Rotty opened the public hearings. a) Preliminary and Final Plat-Vermillion Valley Development Planning Manager Wippler stated that the public hearing is asked to be continued to the February 8,2022 Regular Planning Commission meeting.Additional time is needed to review the plans. It will still be within the 60-day statutory review time period so there will be no issue continuing the public hearing to February 8, 2022. MOTION by Franceschelli,second by Lehto,to continue the public hearing for the Vermillion Valley Development preliminary and final plat to the Regular Planning Commission meeting on February 8, 2022.APIF,MOTION CARRIED. b) Conditional Use Permit to Allow a School Within the B-2 (Downtown Business) Zoning District- 115 Elm Street Planning Manager Wippler presented the conditional use permit application to allow a school to go into the building at 115 Elm Street at the Farmington City Center. Great Oaks Academy is currently operating out of the Bethel's Rock Campus located at 6300 212th Street W in Farmington and are currently looking to relocate to the space at 115 Elm Street. The subject property(115 Elm Street) is owned Amos Financial, LLC and the applicant for the conditional use permit is Wellington Management.Wellington Management is the contract purchaser of 115 Elm Street which would include the purchase of the retail strip center east of the main building.Wellington Management would lease the main building space out to Great Oaks Academy if the conditional use permit is approved. Great Oaks Academy is a classical charter school.A representative from Great Oaks Academy has stated that currently there is 192 students in this years'class.The school projects that enrollment will increase to 384 students by 2025-2026 school year.The intent of Great Oaks Academy is to become a K-12 school in the future.A site plan was provided for Great Oaks Academy occupying 115 Elm Street.The site plan layout includes 18 classrooms along the outer perimeter with a cafeteria,administration area, and a library Planning Commission Minutes Pagel of 6 Regular Meeting January 11,2022 within the central area of the building.The site plan indicates a possible future expansion area into the north side of the building as well.The site plan also shows a fenced in playground area of 13,281 square feet which would be located off of the south side of the building adjacent to Elm Street.The location of the playground area would require the removal of 19 parking stalls.The plan does not indicate the height or type of fencing which is proposed to be installed around the playground area. Planning Manager Wippler outlines that the fencing must not obstruct sight lines for vehicles entering or leaving the property and bollards must be installed along the west,south and east side of the fenced in playground to provide added security and protection.A condition of approval would be that the applicant must provide a more detailed plan for the playground area that provides information about the fencing and the location of bollards. City Code outlines that one parking stall is required for each classroom and one parking stall for every 30 students.The use of Great Oaks Academy occupying the space at 115 Elm Street would require a total of 24 off-street parking stalls.The property currently provides 266 off-street parking stalls.This number does not include the 19 stalls which would be removed if the playground is installed. Planning Manager Wippler noted that with the site being zoned B-2 (Downtown Business),the site is exempt from our City Code parking requirements. Bus drop-off and pick-up would be located along the east side of the building. The plan is for the buses to enter the site from First Street through the northern access point to the property and the buses would exit the site through the southern access point along Elm Street.Six parking spaces are identified along the northeast side of the building as parent pick-up and drop-off.A condition of approval would be that the applicant conduct a traffic study and provide the study and recommendations of the study to the city.The city wants to make sure that anything done on-site is safe and if any improvements need to occur on-site at the access points they are accounted for. City Code outlines six criteria which must be met in order for a conditional use permit to be approved.The conditional use permit meets all six criteria. Chair Rotty welcomed the applicant and representatives of Great Oaks Academy to add any additional information to the staff report.Reed Robinson with Winther Johnson Robinson is the architect for the project and is available to answer questions.Allie Newton with Wellington Management noted that the traffic study is already in process and results from that study is expected within the next few weeks. Chair Rotty asked Ms.Newton to walk through the traffic study and what it will entail. Ms.Newton outlined the scope of work along with six different intersections being analyzed. Chair Rotty opened the room to public comment.David Marsh,204 First Street,doesn't see an issue with the use of a school going in.He sees an issue with traffic levels which will occur during drop-off and pick-up times for the school in addition to the traffic already going to the post office and businesses in the Farmington City Center.Mr.Marsh would like to see the traffic study reconfigured for an additional entrance into the site off of Elm Street and the addition of a turn lane. Chair Rotty brought the conversation to the roundtable of Commissioners.Commissioner Franceschelli likes the idea of the building being occupied but has concerns with parking and traffic flows. Commissioner Franceschelli asked Planning Manager Wippler if the comments of adding another access point can be accommodated within the traffic study. Planning Commission Minutes Page 2 of 6 Regular Meeting January 11,2022 Planning Manager Wippler cautioned that Elm Street is a county road and they would be the ones who decide if another access point is allowed. Commissioner Franceschelli would like the applicant and architect to go back into the traffic study scope and see if there is another way around using First Street as an access point into the site. Commissioner Tesky is excited to see the opportunity of filling the vacant space to add youth into our downtown.She would like to see directional signs or painted arrows to direct parents and better queue the drop-off and pick-up line for parents.She inquired about children crossing Elm Street to gain access into the site and would like to see a crosswalk somewhere adjacent to the school to allow kids to safely walk to school. Commissioner Tesky is concerned with the lack of windows on the current building and wants to know if there are any options to add glass or glazings along the exterior of the building in the proposed classrooms. Mr.Robinson with Winther Johnson Robinson provided renderings of the proposed upgrades to the building which includes glass and glazings being added. Commissioner Windschitl has concerns with the proposed playground being at the front of the school along Elm Street and inquired about moving it to the area outlined as future expansion/basketball court.Mr.Robinson with Winther Johnson Robinson provided additional context about the future green space for children in the northern part of the site in addition to having the playground on the south side of the building. Commissioner Windschitl also has concerns about the school growing in size and the current parent drop- off and pick-up plan as well as safety measures at the entrance of the school.Mr.Robinson noted that plans are not that far along,but safety measures would be taken if the project goes farther.Commissioner Windschitl asked if any of the businesses in the area have reached out with concerns.Planning Manager Wippler stated that he has not received any concerns from surrounding businesses. Commissioner Lehto inquired if reconfiguring the parking lot to better enhance the traffic flow for the school as well as patron access to the businesses is possible and if it can be incorporated into the traffic study.She also has concerns with the proximity of the proposed school to both the railroad tracks and the river and wants to ensure children are unable to access either if the proposed school goes into the site. Chair Rotty asked why the school is looking to go into this particular spot.Paul McGlynn, Director of Great Oaks Academy,stated that the reason they're moving is because their growth is outpacing the space they're in at Bethel's Rock.Wellington Management has helped locate this potential new space within the Farmington community.Chair Rotty inquired if there is anything about the current proposal Mr.McGlynn wishes to see that isn't proposed.Mr.McGlynn noted additional green space. Mr.McGlynn also commented on the traffic study concerns and timing of buses verses parents for pick-up and drop-off.Current school operation hours are 8 a.m.- 2:45 p.m.with no nighttime activities except conferences or board meetings. Chair Rotty inquired about the potential expansion of grades 9-12 and what it will look like. Mr.McGlynn noted that additions onto the building will occur at the time of adding additional grade levels.The expansion would utilize the current green space area for classrooms and add a gymnasium. It would consist of a two story expansion. Planning Commission Minutes Page 3 of 6 Regular Meeting January 11,2022 Chair Rotty asked about the expansion proposal and if it would be within the floodzone. Planning Manager Wippler stated he would have to look at it regarding setback issues from the river.Chair Rotty would like the school to be aware ahead of time if their intended expansion would be within setbacks.Chair Rotty also inquired about the counseling service business at 213 First Street losing an access and parking spaces for patrons to their business if the playground is constructed as proposed. Planning Manager Wippler stated that the B-2 (Downtown Business) zoning district has no parking requirements. Chair Rotty noted that if the parking spaces are needed for a business to operate it should be considered a requirement. Chair Rotty wants the business to be contacted and ensure that they are fine with this loss of an access and parking spots to the east. Chair Rotty asked about the current easement for the counseling service business at 213 First Street.An easement was granted to gain access along the south side of the 115 Elm Street site in the early 1990s for that business to have more parking options.Chair Rotty stated that 115 Elm Street is a reasonable location for a school if several conditions are met. Chair Rotty wants it to be safer which will occur with the traffic study as well as looking at the quality and condition of the roads and access points. Chair Rotty opened the room again for comments.Mr.Marsh asked to please consider another access or turn lane into the site with the current student size and the proposed growth of over 300 students.An expansion of the traffic study should occur since the cameras were only out for two or three days in the middle of winter. Nick Donnelly, 31 Elm Street,uses First Street to access his property because Elm Street is so busy. Commissioner Franceschelli inquired about when the school plans to open. Great Oaks Academy stated Fall 2022. Jim Ulvi, 100 Elm Street,wants to ensure more of a traffic study happens and that the box trucks and semis going down Elm Street and First Street are accounted for.Mr.Ulvi also inquired about snow removal in winter.Additionally,flooding of the area and potential contamination of the river needs to be looked at too. Bob Richardson, 35 Elm Street,has concerns about something not retail going into the space.He knows there are companies interested in purchasing the property for a redevelopment project and that putting a school into the property isn't the only thing possible for the site. Mr.Richardson has concerns about what happens next once the school grows past the expansion of students in grades 9-12.The site wasn't developed with the intention of it being a school building. Charter schools cannot own property in the state of Minnesota until its 5th year.This is why they are renting now.He doesn't see how all of the improvements can occur on the site by Fall 2022.Chair Rotty asked Mr.Richardson for clarification if he is against the use of a school at the site or if his concerns with the school regard the traffic. Mr. Richardson stated the traffic and traffic flow as well as the current condition of First Street. Mrs.Katie Porter, 509 Lower Heritage Way,stated that three of her children attend Great Oaks Academy as students and the school has been clean and provided excellent education. Supporting alternative education options besides public schools will continue to help Planning Commission Minutes Page 4 of 6 Regular Meeting January 11,2022 Farmington become a destination community as we continue to grow and draw in young families.There is a children's playground on Elm Street between Cornerstone Preschool and Childcare and Farmington Gymnastics &Cheer along the southern property line as is being proposed with Great Oaks Academy at 115 Elm Street.Regarding traffic concerns,there are currently three buses for Great Oaks Academy. Mr.Marsh states that the property is not designed for a school and a decision shouldn't be made based on what-ifs for Hyvee and Aldi building.You can do as many traffic studies as you want,but in a couple of years when there are over 300 students,the traffic will be even worse. If the intention moving forward is for the property to be a school,then the property should be completely reconfigured into a school to better service the school needs,traffic levels,and the neighborhood. Chair Rotty provided clarification that the Planning Commission is deciding on the application as submitted and not on what-ifs.There are concerns that need to be addressed as conditions of approval if the Planning Commission votes that way. Steve Klostermeier,224 15th Street,commented that his son attends Great Oaks Academy. Mr.Klostermeirer has volunteered several times with the school and notes that the school's organization,student participation,and how they manage the children is second to none. Mr.Klostermeier noted that the current organization for pick-up and drop-off is highly organized. Rick Nelson,broker with Winthrop Commercial,Inc.,has worked with Great Oaks Academy. He has done market studies in Farmington and the surrounding communities and right now there are no other spaces that can accommodate their needs for size,safety,and building reconfiguration.Paul McGlynn, Director of Great Oaks Academy,wants to stay in Farmington.Mr.Nelson stated that Wellington Management is purchasing the entire City Center so if reconfiguration within the parking lot and site is necessary,they will own the space so they can control it and make the adjustments needed. Michael Richardson, 35 Elm Street,would rather see the building torn down and the site rebuilt as a school.Mr. Richardson inquired about where the garbage containers will be on- site and if they will be enclosed as well as landscaping requirements to provide screening between the children and the surrounding residential neighbors. Mr.Richardson has concerns about the noise coming from the children on the playground as well as if the children will have noise protection from the trains. He wants people to be safe and children to be safe at the site. MOTION by Franceschelli,second by Tesky,to close the public hearing.APIF,MOTION CARRIED. MOTION by Windschitl,second by Lehto,to approve the conditional use permit to allow a school within the B-2 (Downtown Business) zoning district with four contingencies which are the approval of building and fire permits as deemed necessary,the completion and submission of a traffic study for the proposed use on the property,a detailed plan for the playground for review and approval,and a sign permit shall be submitted and approved for any exterior signage.Voting for: Rotty,Lehto,Tesky,Windschitl.Voting Against: Franceschelli.MOTION CARRIED. Planning Commission Minutes Page 5 of 6 Regular Meeting January 11,2022 4. DISCUSSION a)Acknowledgement of Service-John Franceschelli Planning Manager Wippler acknowledged John Franceschelli's service on the Planning Commission since 2010.Tonight is his last meeting.He wishes him well on future endeavors.A plaque was awarded to Commissioner Franceschelli. Chair Rotty thanked Commissioner Franceschelli for his service on the Planning Commission and the Heritage Preservation Commission.Chair Rotty wished him well in his future endeavors.Commissioners Tesky,Windschitl,and Lehto thanked Commissioner Franceschelli for his service and work.Commissioner Fraceschelli has valued his time and how much he has learned.He will miss the Planning Commission. Mrs.Porter thanked Commissioner Franceschelli for his service on behalf of the Farmington City Council. S. ADJOURN MOTION by Franceschelli,second by Tesky to adjourn at 8:31 p.m.APIF,MOTION CARRIED. Respectfully submitted, Kalley Swift Community Development Specialist Planning Commission Minutes Page 6 of 6 Regular Meeting January 11,2022