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HomeMy WebLinkAbout06.13.23 Planning MinutesCITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING June 13, 2023 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00 p.m. Members Present: Rotty, McAbee, Windschitl, Lehto Members Absent: Tesky Staff Present: Tony Wippler - Planning Manager, Jared Johnson - Planning Coordinator Others Present: Paul McGlynn and Cullen O'Neil - Great Oaks Academy Paul Whiteman, Brian Zielke - Vita Attiva Ben Ryan - Trinity Care Center 2. APPROVAL OF MINUTES a) Approve Planning Commission Minutes MOTION by Windschitl, second by Rotty to approve the Regular Meeting minutes of the Planning Commission from May 9, 2023. APIF, MOTION CARRIED. 3. PUBLIC HEARINGS Chair Rotty opened all public hearings a. Amendment to Conditional Use Permit to allow the expansion of a Charter School within the B-2 Zoning District - Great Oaks Academy - Planning Manager Wippler reviewed the previous Conditional Use that was denied in April. GOA has reapplied for a Conditional Use permit. Tony reviewed the new concept with the board. Their expansion plans include: 1. The interior renovation of the northern most portion of the existing school building that had been previously occupied by @Bat. This includes converting the space into 3 additional classrooms and restroom. 2. The interior renovation of the existing strip center on the east side of the site. This renovation would largely consist of 8 middle school classrooms, cafeteria, office space, science room, art room and restrooms. 3. Building addition to the north side of the existing strip center. The addition includes a lobby area, restrooms, storage areas, an approximately 5,264 square foot gymnasium. 4. The attached plan calls for the future construction of a two story high school that would be attached to the gymnasium addition. According to the attached plan the High School would consist of 8 general classrooms, music room, maker space, special needs spaces, office and larger vestibule/common space. The high school addition would be approximately 20,000 square feet in size. The proposed plan also provides a bituminous fire lane on the east side of the proposed building expansion. This fire lane encroaches within a drainage and utility easement that currently has 10" sanitary sewer line and an 8" water line. If approved, a condition of approval should be that an encroachment agreement must be executed to allow the fire lane within the drainage and utility easement. 5. Removal of portions of the existing parking lot to create a courtyard to the west of the proposed gymnasium addition along with greenspace on the southern end of the existing strip center building adjacent to the right-of-way of Elm Street. Fencing is proposed along the western side and portions of the northern and southern sides of the proposed courtyard. If approved, a condition of approval should be that additional safety precautions (i.e., bollards, fencing or the like) must be installed along the outside perimeter of the courtyard. An updated plan must be submitted to staff for approval. He shared the revised proposed site plan along with the traffic plan. Middle school drop off and pick up will utilize the Elm Street access. Elementary school drop off and pick up will enter off First Street and exit through the Elm Street access. Public and non -peak Great Oaks traffic will be able to come directly through the site from Elm Street as there is an existing access easement that will remain open. Access to the site from First Street does not have such an access easement for the general public. If approved, a condition of approval should be that an access easement be prepared and executed for the access off of First Street. The property is zoned B-2 and is exempt from meeting off street parking requirements. The property currently has 229 of street stalls within its boundary. If the plan were constructed as proposed, parking spaces would be reduced to 161 off street stalls, which would be sufficient to meet the requirements outlined in code for a school use. An updated traffic study was performed as part of this application. The study shows that right turn lanes will be warranted by the year 2028/2029 based on enrollment projections. If approved, a condition of the approval should be that the westbound right turn lanes shall be constructed at the intersections of Elm Street and First Street and Elm Street and the school's private entrance within two years of CUP approval. Planning Manager Wippler went over the criteria for the conditional use. The action requested tonight, is to approve the amendment to the conditional use permit to allow the expansion of a school at the property located at 115 Elm Street contingent upon the following: 1. An encroachment agreement must be executed to allow the construction of the fire lane within the City's drainage and utility easement. 2. Additional safety precautions (i.e. bollards, fencing, etc.) must be installed along the outside perimeter of the courtyard. An updated plan must be submitted to staff for approval. 3. An access easement must be prepared and executed for the site access to First Street. 4. Westbound right turn lanes must be constructed at the intersections of Elm Street and First Street and Elm Street and the school's private access within two years of the CUP approval. The turn lanes must meet County approval. S. The submission and approval of all building and fire permits as deemed necessary for the expansion. 6. Sign permit shall be submitted and approved for any exterior signage to be placed on the buildings or site. Cullen O'Neil presented GOA's proposed change to the site plan. The site lines to the 2 north businesses has been addressed by positioning the gymnasium and future high school to the north. The strip mall will be the middle school. They positioned it as far east as they could to maintain the central lane between the 2 buildings. The fire lane will be on the very east side adjacent to the gymnasium. The gymnasium will be 2 stories and the high school will "wrap around" and also be 2 stories. The gymnasium will also function as the storm shelter. Enrollment of 840 students would be the maximum student count. The courtyard will be green space and not recreational space. Fencing and bollards around the courtyard will be installed for safety. Kevin Holm, LHB Architecture, addressed the board with the traffic plan. Paul McGlynn explained that the traffic plan includes safety guards to get students safely through the crosswalk. Classes will start at varying times to minimize traffic congestion and staff will also be present with red or orange blazers to communicate the traffic. Staff communicates, before school, to the parents and let them know what group they are in for pickup. Mr. O'Neil - The traffic flow they are showing is for GOA only. The buses will leave before parents get to the school to pick up their children. There is a private easement to the north and the goal is to maintain the easement. Traffic heading to the north buildings can flow in as normal, even during school drop off times. Chair Rotty asked about taking up 2 lanes relating to the north businesses and the ability to carry traffic in and out of First St. at the same time as the buses. Mr. McGlynn indicated that he has not noticed any issues with traffic. Their system seems to work quite well. Chair Rotty also pointed out that 2 right turn lanes would be required in the future. Mr. O'Neil and Mr. McGlynn acknowledged they understood. David Marsh - 204 First St. - He feels that 2 right turn lanes would not help with traffic as most of the traffic comes from the east. Now that the speed bumps are in place, most people are going down First Street to get to the post office. People come in off Elm Street and go around by the strip mall (Wengs, Verizon, etc.) and come out on First Street. First Street was not designed for this type of traffic. A right turn lane onto First Street would require the school purchase the commercial building on the NE corner, there is not enough room to get a turn lane without it. He suggested and alternate traffic plan to the commission but, they weren't interested. He is supportive of the school but, he still has concerns regarding traffic flow. Chair Rotty asked Planning Manager Wippler how large the right-of- way was in front of the commercial building along Elm Street. Planning Manager Wippler indicated he wasn't sure off hand. Mr. McGlynn - He acknowledged that he has heard Mr. Marsh and will convey to the parents that they should not arrive early and park on First Street. He understands that it is a nuisance to the First Street residents. He will have staff out to direct traffic every single day. Bob Richardson - The boulevard is 10 feet wide, 5 foot sidewalk. Have they approached the county to build the road, ramps, retaining walls, move utilities, etc.? He has a hard time accessing his driveway and has almost been hit. The traffic should go south on Denmark, east on Ash Street and north on Third St and west to the entrance to the school. The turn lanes are needed now. Can you eliminate the north easement? Mr. O'Neil - High Schoolers will have a "cap" on how many students would be allowed to drive. Speed bumps were put in for safety but, will be reviewed and seen if the height could be reduced. Chair Rotty noted that his takeaway from Mr. Marsh and Mr. Richardson's comments would be to educate the parents about the traffic flow and safety for residents. Mr. McGlynn - If we need to redirect parents in a different way, to be more respectful to the neighborhood, they will do that. He will work "keenly" with parents to understand that the residents deserve privacy and respect. David Marsh - Showed on the map his idea on what would work for traffic flow. Mr. O'Neil - the County doesn't want a second entrance into the school that is that close to the railroad crossing. Mr. Marsh explained again, that not many parents are coming from the east. In his opinion 80% are coming from the west. He would like to look at the traffic study. Mr. McGlynn explained he wants to show what they have to the Planning Commission but, would be happy to look at alternatives for traffic plans that would meet with county approval. Commissioner Windschitl - How many students in high school are projected? Mr. O'Neil indicated 144. What is your plan to limit the permits for high school driver's? Mr. McGlynn explained that drivers will require permits and if they show up without the permit, they will be asked to return home. There will be designated parking spaces and they will not be permitted to park at post office or other areas. 160 parking spaces are available and there are 78 spaces for staff, that would leave 83 spaces available for high school drivers and future staff. Member Windschitl asked about how the traffic study was done. They had camera's on site. Windschitl - Have you discussed the fire lane with the fire department? They have not had the conversation yet. The fire lane is shown as 20 feet wide. He doesn't believe that the right turns lanes will work. He agrees that most traffic comes from the west. He does have concerns about traffic flow. Again Mr. McGlynn stated he will make sure parents do not park on First Street and wait for their time. Mr. McGlynn said he will do what he can to encourage students takes buses. Commissioner Lehto asked Planning Manager Wippler if he knew what the county would require for the turn lanes. He replied that there has been nothing designed yet. However, the county did indicate that they would like at a minimum, one turn lane. She asked Mr. McGlynn if they would consider moving the courtyard to assist with congestion. He replied yes, they would consider it. Commissioner McAbee - Shares concerns about the traffic. There is vacant retail space to the north of the school and with the apartment building going in, the traffic flow is a concern she has. She thanked the GOA staff for the changes they have made and feels it is a better plan. She doesn't feel that the school falls into compliance with the comprehensive plan. Chair Rotty - Appreciates the work that has gone into this by GOA. He noted that GOA has addressed a lot of his concerns. It is still a difficult decision for the commission. He asked Tony if engineering had any issues with the plan as submitted? Tony stated he was not aware of any issues. Has Economic Development reviewed the plan and have any issues. Tony said they had reviewed and there were no issues. Tony has recommended approval of this CUP with the outlined conditions. He finds it difficult to deny. He is recommending that they pull the @Bat portion and vote separately on these. Motion by Windschitl second by Lehto to closed the public hearing. APIF, Motion Carried. Chair Rotty is clarifying the @Bat CUP, which the applicant believed was in the application for the original CUP. Mr. McGlynn was asked if he would comply with the conditions set forth for the CUP for the @Bat portion of the building? Mr. McGlynn was asked if he would support the six contingencies for the CUP. He relied, yes, he would. Chair Rotty said that he would take Mr. McGlynn at his word that he will educate parents with regards to improving the traffic flow. Motion by Windschitl second by McAbee to approve the amended CUP for @Bat with the six contingencies. APIF, Motion Carried. Motion by Lehto to approve the amended CUP with the addition of a seventh item, she would like to see additional work done with regards to the courtyard and traffic flow. She would like to see the courtyard moved and the turn lanes being constructed within 2 years. She wants the traffic flow changed for the middle school and high school. Second by Rotty. Voting for: Lehto, Rotty. Voting against: Windschitl, McAbee. Motion Failed. Chair Rotty would like Findings of Fact for the @Bat approval and the denial for the Amendment to Conditional Use Permit to allow the expansion of a Charter School within the B-2 Zoning District. Chair Rotty reminded the applicant that they have 10 days to appeal the decision to the city council. b. Amendment to a Planned Unit Development - Vita Attiva at South Creek, 5140 216th Street W - Jared Johnson, Planning Coordinator introduced the request by Vita Attiva to allow a 165 square foot monument sign to be placed in between the amenities building and the pond. Back in 2021 the PUD agreement with Vita Attiva outlined approved deviations from the zoning requirements such as reduced setbacks, lot sizes, and increased building coverage. Per City Code, monument signs cannot exceed 50 square feet in area and 5 feet in height. The proposed monument sign is 165 square feet and 5.5 feet tall. Vita Attiva is requesting a PUD amendment to allow the proposed monument sign to deviate from the code requirement. Jared noted that he received an email from Christine Schultz at 5069 - 216th St. W. who objected to this as it would block the views to the pond from the patio area of the amenities building. Paul Whiteman addressed the board and noted that the there is an 8 foot patio that goes all around the building and there are scenic views from those areas. The goal of this development was to make it a "resort" feel. They have also been working with staff on getting a fountain in the pond. They will also landscape around the pond. Geraldine Jolley mentioned this sign issue came up suddenly and the way the residents found out about it was the Public Hearing notice from the city. She and her neighbors were negative. What is the purpose of the sign? Her and some of her neighbors thought that the area behind the sign was a sitting are where they could enjoy the pond and wildlife. Her opinion is that the sign belongs on Eaton Ave. Her and her neighbors are not in favor of this sign. Mr. Whiteman indicated they can't put the sign on Eaton Ave because it's all owned by the city. Chair Rotty asked why the sign was so big. Mr. Whiteman indicated that the he feels that it is a retaining wall "feel". The letters equal about 80 square feet. He indicated that they could reduce the height. Chair Rotty asked if they have reached out to the residents. Mr. Whiteman indicated that they hadn't really committed to a design but, the salespeople should have been passing along the information. Warren Johnson - he asked where the location of the sign will be. Mr. Whiteman indicated it would be between the pond and the patio and has been staked. Commissioner Windshitl asked about a different location. Mr. Whiteman explained that there is no other location. He indicated they could reduce the height of the sign. Brian Zielke with Vita Attiva noted that they currently have flags along Highway 50 on Peterson property but, when that sells, the flags will need to be removed. He also indicated that when Phase 3 of the project begins, they could put a sign on an outlot in that phase. All they are trying to do is make a nice entrance into the development. Chair Rotty asked how the modification could be done. Mr. Whiteman indicated that they could reduce the wall by 6 inches and the letters by 6 inches thereby, reducing the height by one foot. Ms. Jolley stated it isn't the height, it's the communication. Mr. Whiteman indicated that the lack of communication was on them. They committed to making it smaller. Motion by Windschitl second by McAbee to close the public hearing. APIF, Motion Carried. Motion by Lehto to forward their decision for the amendment with the one foot reduction in height, to the city council for approval, second by Windschitl. APIF, Motion Carried. c. Conditional Use Permit for Grocery Store within the B-1 Zoning District - 705 8th Street - Sultan Haque - Chair Rotty noted that the applicant requested a continuation to the July meeting. Motion by McAbee, second by Lehto to continue to July meeting. APIF, Motion Carried. d. Amendment to a Planned Unit Development - Trinity Care Center - 905 Elm Street - Planning Manager Wippler introduced the request by Farmington Health Services for a third amendment to the PUD site plan for the property at 905 Elm Street. The original PUD, approved by City Council on November 19, 2012, contained the following site changes: Construction of an additional (10) bed group home for memory care residents, identical to the one that previously opened in 2012. • The demolition of the remaining hospital building and construction of a utility's addition to the existing skilled nursing center. • The construction of two (2) senior living apartment buildings on the west side of the property. The 2016 PUD site plan amendment made several modifications to the original plan, including: Removing the two (2) senior living apartment buildings from the plan. • Adds a twenty-nine (29) unit nursing home addition near the north end of the site. • Provides for a reduced front yard setback for the nursing home addition. The setback is reduced from twenty-five (25) feet to eighteen and one-half (18 1/2') feet. • Adds 5,997 square foot addition onto the north side of the existing nursing home for office, storage and delivery space. • Shows a north/south access road that connects from 213th Street W south to the entry drive off of Elm Street. This also shows cross access to the Pellicci hardware site both at the north and south end of the Pellicci site. The second amendment to the PUD site plan approved in 2019 included the following revisions: • The removal of the north/south access road as it was determined that this access is not needed for fire protection services. • Cross access to the Pellicci site (3560 213th Street W) was maintained with the second amendment as a proposed access drive was shown that extends from the southern boundary of the Pellicci site southeast to the Trinity entry drive. Additionally, cross access was provided on the north end of the Trinity site off of 213th Street to the parking lot on the north end of the Pellicci site. Necessary easements were required to be provided for cross access at the two locations to ensure those areas are available for construction of those accesses by the adjacent property owner. The third amendment, which is currently being proposed, consists of the following site improvements: • The removal/demolition of approximately 7,700 square feet of the existing nursing home portion of the facility. • The construction of a 21,127 square foot addition onto the east side of the nursing home facility. This addition will largely consist of additional storage area and an additional twenty (20) nursing home units. This addition will also connect into the existing apartment building located in the northeast portion of the site as well as the group home memory care unit on the southeast portion of the site. Chair Rotty asked Ben Ryan, Project Manager to answer any questions by the commission. Chair Rotty asked about the breakdown of square footage. Motion by Windshitl, second by Lehto to close the public hearing. APIF, Motion Carried. Motion by McAbee second by Windschitl to approve the PUD amendment and forward their recommendation on to City Council. APIF, Motion Carried. DISCUSSION S. ADJOURN MOTION by Windschid, second by Lehto to adjourn at 8:45 p.m. APIF, MOTION CARRIED. Respectfully submitted, Sue Miller Administrative Assistant