Agenda - Planning Commission - 06/23/2022

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As noted last month,per the Minnesota Pollution Control Agency,this use is subject to Noise Area Classification 1 standards. Thus, all parts of the operation will need to comply with the state decibel standards. If necessary or desired,the City and school could work to identify a time after which the PA system would not be utilized as a good faith gesture to the surrounding neighborhood. This is something that could be addressed within the Development Agreement. Park Dedication Approximately a year ago, the Parks and Recreation Commission discussed park dedication for this property(under the assumption it would eventually develop as a residential neighborhood). At that time,the Parks and Recreation Commission recommended that park dedication be satisfied via land,rather than cash payment, to accommodate an expansion of a flex use field. In May of 2022,the Parks and Recreation Commission reaffirmed this recommendation. The Site Plan and Plat both include a roughly 0.90 acre parcel in the northwest corner of the Subject Property being dedicated as Park in accordance with this recommendation. Stormwater Management(Engineering Staff Comments) The Lower Rum River Watershed Management Organization(LRRWMO)requires developers to meet various minimum stormwater management standards when designing their projects. The development plans and stormwater design calculations are reviewed for conformance by City Staff and the LRRWMO engineer before a stormwater permit is approved for the development. The LRRWMO standards require the provided stormwater treatment facilities to provide at least an annual removal efficiency of sixty percent(60%)phosphorus and at least an annual removal efficiency of ninety percent(90%)total suspended solids. In addition,post-development peak runoff rates shall not exceed existing peak runoff rates for the 2, 10, and 100 year storm peak discharges, and a volume equal to one inch of runoff from all impervious surfaces on the site shall be infiltrated on-site. The Planning Commission held a Public Hearing on May 26, 2022. A number of written and verbal comments were received. The primary concerns identified at the Public Hearing relate to traffic, stormwater management, light and noise pollution, and tree preservation. The Planning Commission did close the Public Hearing but tabled action on the Site Plan and Preliminary Plat and provided specific direction to the Applicant regarding reassessing a potential 3rd access, providing more detailed information about noise, and refining the stormwater management plans. The Applicant did meet with several residents on June 16, 2022, to discuss the project in more detail and to discuss concerns that have been raised to date. Staff was not involved in this meeting. The Applicant may wish to provide an update to the Planning Commission on the outcome(s) of that meeting. Alternatives Alternative 1: Recommend approval of the Site Plan and Preliminary Plat. The City Council has approved a Comprehensive Plan Amendment and Zoning Amendment to allow this type of use in this location(contingent upon approval of the Preliminary Plat). Revised plans were submitted that addressed some of the corrections noted by Staff. However,there are still revisions/corrections necessary to address Staff comments. Furthermore, the EPB's contingencies have not fully been incorporated. The EPB recommended preservation of more of the oak forest and to that no more than 50% of the reforestation requirement be satisfied with'restitution'. Both of these recommendations were intended to result in potential mitigation of concerns raised about noise and light pollution. Alternative 2: Table action on the Site Plan and Preliminary Plat again and direct the Applicant to fully address the direction given on May 26, 2022. A 60-day extension letter has been issued, so there is sufficient time if this alternative is preferred. Alternative 3: Recommend denial of the Site Plan and Preliminary Plat. The Applicant is taking steps to address Staff's review comments and direction from the Planning Commission. While plan revisions are still needed, many comments have now been addressed. Furthermore,the Applicant has met with residents to better understand their concerns and hopefully include some measures to mitigate those concerns. Funding Source: