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HomeMy WebLinkAboutPlanning Commission Minutes 11-15-20231 Approved Minutes November 15, 2023 Approved Minutes Planning Commission Meeting November 15, 2023 Chair Boo called a Meeting of the Plymouth Planning Commission to order at 7:00 p.m. in the Council Chambers of City Hall, 3400 Plymouth Boulevard, on November 15, 2023. COMMISSIONERS PRESENT: Chair Michael Boo, Marc Anderson, Bill Wixon, Neha Markanda, Jennifer Jerulle, Julie Olson, and Josh Fowler COMMISSIONERS ABSENT: None STAFF PRESENT: Planning and Development Manager Chloe McGuire, Senior Planner Shawn Drill, Engineering Services Manager Chris McKenzie, City Attorney Soren Mattick, Community and Economic Development Director Grant Fernelius, Economic Development Coordinator Tyler Parsons, and Public Safety Director Eric Fadden OTHERS PRESENT: City Council Liaison Julie Pointner Chair Boo led the Pledge of Allegiance. Call to Order Public Forum Approval of Agenda Motion was made by Commissioner Anderson, and seconded by Commissioner Wixon, to approve the agenda. With all Commissioners voting in favor, the motion carried. Consent Agenda (4.1) Recommend approval of variances for a six-foot fence and paved sport court at 4700 Juneau Lane (Brad Winger – 2023076) (4.2) Adopt October 18, 2023 planning commission meeting minutes (4.3) 2024-2032 capital improvement program (CIP) Motion was made by Commissioner Jerulle, and seconded by Commissioner Olson, to approve the consent agenda. With all Commissioners voting in favor, the motion carried. 2 Approved Minutes November 15, 2023 Public Hearings (5.1) Rezoning, preliminary plat, site plan, and conditional use permit for Eagle Brook Church to allow construction of a church on property located at 17910 Chankahda Trail (2023-065) Senior Planner Drill presented the staff report, with Engineering Services Manager McKenzie presenting the portion of the staff report related to the traffic study. Commissioner Anderson referenced the size of the building proposed and asked if there would be plans to expand in the future. Senior Planner Drill replied that the applicant has stated that the building is being sized for the ultimate use and that there has been no discussion regarding additional phasing. He stated that if there was a desire to expand in the future, the typical planning and review process would be followed to consider that. Commissioner Anderson asked and received confirmation that staff fully reviewed the conditional use permit criteria, even though the presentation did not include the full detail of every item. Senior Planner Drill confirmed that information is within the staff report and his presentation provided a summary of the key items. Chair Boo noted that the staff report is the conclusion of staff related to those items and the purpose of the public hearing is to hear input from the public that may reflect on the same criteria, clarifying that the decision is not made based on the solely the recommendation of staff. Commissioner Fowler referenced the proposed trail and asked if the location was changed based on input from the city. Senior Planner Drill noted that an early concept had a different trail location proposed, which was changed to the segment now presented. He stated that staff requested that the trail be relocated so it connects to the existing underpass, which would be safer for crossing. Commissioner Fowler asked why the trail does not connect to the cul-de-sac. Senior Planner Drill replied that the fire lane would connect to the cul-de-sac and could double as a trail – as the applicant hopes that residents to the west will attend church by walking and could use the fire lane. The city will also continue to provide a trail through Harvest Park along the south side of the cul-de-sac. Commissioner Fowler asked the purpose of a trail easement. Senior Planner Drill replied that when The Meadows Park to the south is developed, there will be playfields and the city will work with the applicant to use some of the church parking as 3 Approved Minutes November 15, 2023 overflow parking for the park. That trail and its related easement would provide a connection to the park and a safe crossing of Chankahda Trail. Commissioner Wixon referenced the trail proposed through the wetland, asking if that would be a bridge or whether the wetland would be filled. Senior Planner Drill replied that would be a boardwalk, so would not result in filling of the wetland. Commissioner Wixon asked if there has been consideration of vehicle headlights shining into homes. Senior Planner Drill replied that the landscaping plan does show trees along the north and west sides of the parking lot and driveway as well as existing trees that will remain. Commissioner Wixon commented that the dark sky lighting sounds like a positive. He asked if changes could be made to the light after the fact if there was neighborhood disturbance. Senior Planner Drill replied that this lighting would be similar to the low lighting levels at the school across the street. He stated that lighting issues have occasionally arisen with commercial property and that in those instances, staff has worked with those property owners to address the issues. Commissioner Jerulle asked for more details on the emergency access proposed through the residential area. Senior Planner Drill replied that the subdivision to the west was laid out and the street was stubbed with a temporary turn-around, as the intention had been for the subject site to be developed with additional homes. He stated that the street was intended to connect through the subject site and connect to Maple Grove Parkway. With the church, that street would no longer be required, therefore the stubbed road would need to provide a full-size permanent turn-around. The emergency-only fire lane would come off the end of the new cul-de-sac turn-around, and would only be used for emergencies if the main access from Maple Grove Parkway was blocked. Commissioner Jerulle asked for details on the religious spaces and buildings statute that was mentioned in the staff report. City Attorney Mattick stated that there is a statute related to religious institutions and states that religious institutions cannot be singled out. He stated that it is an attempt to ensure that those uses are treated the same, as long as the performance standards can be met. Commissioner Markanda referenced the proposed rezoning and asked how they would ensure that something else were not developed under the new zoning if this was not constructed. Senior Planner Drill replied that if the site were rezoned to RSF-3 and the applicant did not build the church, the applicant could sell the property under the RSF-3 zoning and only uses allowed under that zoning could be built unless the site was rezoned again. 4 Approved Minutes November 15, 2023 Commissioner Markanda referenced the traffic study and asked how ‘daily’ is defined and how that number is calculated. Engineering Services Manager McKenzie replied that ‘daily’ is used by traffic engineers to average the traffic on the road every day, with the understanding that traffic will not be the same each day. He explained how that is calculated. Commissioner Markanda asked where she could find the wait times for turns at uncontrolled intersections during times of service. Engineering Services Manager McKenzie noted where that could be found in the report and noted that most of those intersections would remain in the A or B rating, while a few would drop to the D but that would be related to the internal driveway traffic. Commissioner Fowler asked if the traffic study was based on 2,250 people per weekend. Engineering Services Manager McKenzie replied that the anticipated attendance on a weekend basis would be 2,250 people across four services. He explained that was based on the Blaine campus with a prorated format, noting that all the locations are about the same. Commissioner Fowler commented that it would seem strange to base the attendance on 60 percent capacity. Engineering Services Manager McKenzie replied that these are averages and the applicant used the data from their other locations, along with monitoring of traffic leaving other locations. He stated that these would be the everyday averages while there would be higher attendance on events like Easter and Christmas. Commissioner Fowler asked if the entrance to the site would operate more as a signalized intersection if there would be an officer directing traffic. Engineering Services Manager McKenzie replied that the intersection does not warrant a signal. He stated that from a commonsense standpoint, the times of need would be for about 30 minutes a couple times per weekend and therefore a signal would not be needed the majority of the time. He stated that the study was completed assuming no police officer directing traffic. He commented that use of the officers would find the balance to move traffic in all directions. Commissioner Markanda asked the timing base model that was used. Engineering Services Manager McKenzie replied that is a detailed question that he would defer to the consultant. Matt Pacyna, TC2, provided details on the model that was used for this evaluation. He noted that 15 minutes windows were used because of the proposed church use. Commissioner Markanda asked for more specific details. 5 Approved Minutes November 15, 2023 Mr. Pacyna provided the requested details on the methods used for review and how that was completed. Councilmember Pointner asked if Chankahda and Maple Grove Parkway signal timing was evaluated. Engineering Services Manager McKenzie replied that the city is consistently looking at the traffic signals to optimize the timing. Commissioner Jerulle referenced the proposed access point from Maple Grove Parkway/Peony Lane and noted that it appears that was always intended to be the access point for the property, whether it was a church or residential development. Engineering Services Manager McKenzie replied that is the natural access point for the site. Chair Boo asked for details on what would be allowed for height under the zoning district. Senior Planner Drill replied that a maximum building height of 35 feet is allowed in the zoning district. He confirmed that the proposed development would comply with that standard. Commissioner Wixon asked if there is one road leading into the other Eagle Brook location that is similar in size. Engineering Services Manager McKenzie provided details on the access for the other location that is similar in size and confirmed that also only has one access. Chair Boo introduced Steph Hauber, representing the applicant, who commented that she is the Expansion Director for the church. She stated that the church currently has 11 locations, opening its 12th location this week. She explained that the Lino Lakes church is the main location with the message then broadcast to the other locations. She commented that they have hosted services at the Wayzata High School for five years and provided details on why the proposed site is attractive to the church. She provided photographs from the existing locations, showing the insides and outsides, stating that the spaces are meant to be welcoming and family friendly. She provided additional details on how the church manages traffic, working with local law enforcement. Commissioner Markanda asked if there are church bells or announcements that would cause noise for the neighborhood. Ms. Hauber replied that they do not have church bells, announcements, or outside events. Chair Boo asked if the church leases space to others. Ms. Hauber replied that they do not lease out their space to others at any of their other locations. She commented that they do not have schools at any of their locations. Commissioner Markanda asked the plan for spillover parking if that has been an issue. 6 Approved Minutes November 15, 2023 Ms. Hauber replied that they do not encounter that issue because they adequately plan their parking to match the highest needs, even on Christmas and Easter. Chair Boo asked the parking requirements under code. Senior Planner Drill replied that the code requires a minimum of 500 spaces, and 685 spaces are proposed. Chair Boo opened the public hearing. Chair Boo introduced Carl Stamp, 18309 64th Avenue N, Maple Grove, who stated that he and his wife live in the neighborhood north of the subject property and over the past 14 years they have watched that northwest corridor develop from farmland to residential development. He stated that the additional residents have increased the tax base, which is a benefit, but also put pressure on the traffic and other city infrastructure. He stated that they love that this would not become more homes which would place more burden on the city’s infrastructure and would prefer to see more open space and preservation of wetlands as proposed by the church. He stated that they support the request and opportunity to preserve open space. Chair Boo introduced Mike Louis, 4565 Glacier Lane N, who commented that there seems to be a flaw with the traffic study as that was based on the attendance of 2,250 people but in the Corcoran submission, the applicant planned for attendance of 3,000 people. He stated that the applicant has stated that when the conversion is made from temporary to a permanent location, the attendance often doubles or even triples. He expressed concern with the fill that would be added as that could cause issues with the water table and problems for the nearby homes. He expressed concern with the lights from vehicles during the evening services. He stated that the structure is unique in that it would be precast concrete and did not believe it would blend with the area. He also believed the 35-foot height would stand out in this area. Chair Boo introduced Sue Christiansen, 4565 Glacier Lane N, who agreed with the concerns about traffic and lights from vehicles. She also expressed concern with air pollution from the large number of vehicles coming and going from the site. She preferred that the property be developed as residential rather than an institutional purpose. Chair Boo introduced Josh Kramer, 17865 62nd Avenue N, Maple Grove, who stated that his property borders to the north in Maple Grove. He did not believe that this property would meet the requirements for rezoning or a conditional use permit. He found the proposal to be incongruent with the city’s comprehensive plan, the plan does not provide adequate buffering to adjacent properties, the development will change the character of the neighboring residential developments, and there is not sufficient infrastructure to support this development. Chair Boo introduced Molly Kramer, 17865 62nd Avenue N, Maple Grove, who shared concerns that the traffic study is not credible in terms of attendance. She commented that while the intention to que traffic internally may be helpful for the roads, it would be injurious to the residents in the adjacent neighborhoods. She stated that this is not an issue of use but of scale and intensity. 7 Approved Minutes November 15, 2023 Chair Boo introduced Adam Nawrocki, 2700 Quaker Lane N, who stated that he has attended Eagle Brook for about 15 years and commented on the belonging that people who were struggling have found within the church. He stated that he has volunteered in many capacities, and he has seen incredible impacts on the lives of youth and children. He commented that the police department has been a great partner in the traffic management at the temporary Wayzata High School location. Chair Boo introduced Felix Adekola, 18130 59th Avenue N, who stated that he lives within 500 feet of the proposed development. He expressed concern on the impact of a church on the property values of adjacent residential homes. He referenced statements that were made by the Corcoran city council when considering a request from this applicant. He commented that small churches fit well into residential areas while large churches fit better into more commercial areas with higher road capacity. Chair Boo introduced Erik Takkunen, 14905 61st Place N, who stated that he is supportive of the request from the church. He stated that he lived in Blaine when Eagle Brook built that location adjacent to his neighborhood and noted the similarities between the locations. He stated that the applicant cares about being a good neighbor to the neighborhood and communities they call home. He stated that the parking lots are cleared out within 10 to 15 minutes after services. He stated that he became a parking volunteer while living in Blaine and was able to see the high level of planning the church has for traffic management. He stated that he has also been a part of the parking team at the Wayzata High School location, and they have managed that traffic smoothly. He believed that the church would be a great fit for the community. Chair Boo introduced Larry Brauch, 17525 46th Avenue N, who stated that he is a resident and has attended the Wayzata High School location of the church. He also noted his previous experience as a member of the New Hope planning commission and appreciated the evaluation the commission does, along with the comprehensive study performed by staff. He referenced the David Weekly project from 2002 which proposed 137 homes for the property and noted that the city council was split on that with concerns for higher density and lower priced homes. He stated that this project proposes a 300-foot setback compared to what would be 40 feet for a residential development. He stated that this would propose much more green space and believed that this would be a great fit for the property, which will be developed in one way or another. He stated that this proposed use would bring people from the community and outside the community that will frequent other businesses as well. He invited people concerned with the request to visit the church at another location to see how well the traffic flows and how inviting the church is. Chair Boo introduced Garth Warren, 16220 14th Avenue N, who commented that he is mindful that growth impacts a community both positively and negatively depending on the individual. He stated that he and his wife attend the Wayzata campus for the church and commented on the spiritual home that many have found. He commented on the tools and programs that the church provides to assist people who may be struggling and the support that the church provides to its members. He stated that perhaps the community would benefit from the presence of Eagle Brook. Chair Boo introduced Rachel D’Souza, 18516 58th Place N, who stated that her family moved from another community because of the presence of a large church. She stated that her family has attended Eagle Brook but is curious as to whether pedestrian traffic was considered in the 8 Approved Minutes November 15, 2023 traffic study. She asked if the activities of the park have been considered and whether the church and those uses would conflict. She asked how the church gives back to the community and residents of Plymouth. She expressed concern with traffic using side streets and was also concerned that additional services would be added, and the space could be rented to others for use. Chair Boo introduced Lenny Newman, 6296 Upland Lane N, Maple Grove, who referenced the financial assets of the church and asked if this is a religious institution or a business. Chair Boo introduced Mark Hizon, 18563 58th Place N, who stated that he respects the church and has a friend that attends the church. He stated that he would love to welcome the church to Plymouth but not at this site. He commented that current locations for the church are overflowing and Eagle Brook has become the largest church in Minnesota. He commented that Chankahda Trail continues to change, and they cannot even anticipate the traffic that will continue to come from continued development. He stated that Plymouth needs more housing and lower cost housing for people. Chair Boo introduced LaRae Spencer, 5015 Garland Lane N, who stated that she supports Eagle Brook and is a part of the setup team at the Wayzata campus. She appreciated the opportunity for Plymouth to embrace the church. Chair Boo introduced Jeff Shultz, 18430 61st Avenue N, who commented that he and his wife attend church at the Wayzata campus and support the request. He stated that churches contribute to the community and generate less crime. He commented that more homes would continue to street the infrastructure in this area which is already stressed from rapid residential development. He commented on the ways the church helps its members and the overall community. He stated that the church provides hope in a time of hopelessness. Chair Boo introduced Yana Wang, 5865 Walnut Grove Lane N, who expressed concern with the proposed construction of the church and the lasting impact of this decision. She commented on the disruption that construction would bring. She commented on the diversity of the neighborhood and did not believe that this large church would honor that diversity. She stated that Corcoran opposed this proposal and asked that Plymouth do the same. She stated that because the church is tax exempt, this large development would not contribute to the tax base of the city. She referenced over 3,400 residents that have signed a petition opposing the church in this location. She asked the commission to reject this proposal, noting that the decision will have an impact for generations. Chair Boo called for a ten-minute recess. Chair Boo reconvened the meeting. Chair Boo introduced Karl Wolfe, 16235 38th Place N, who stated that he and his wife attend services at the mobile Wayzata High School campus. He realized the objections to the church locating in this spot but noted that the church is dynamic which adds value to the community. He commented on the spiritual value the church adds to the community along with the values of caring and support. He noted that the church also challenges its members to serve their communities. He commented on the diversity of the congregation and its young membership. 9 Approved Minutes November 15, 2023 Chair Boo introduced Kate Haight, 5410 Polaris Lane N, who provided input as a mother who attends Eagle Brook and supports the church coming to Plymouth. She commented on the community that they have found at the church and the volunteerism that she is instilling in her children. She also commented on the connection and support that people receive through the church. She commented that traffic flows quickly through the site in about ten minutes after the service ends. Chair Boo introduced Gary Swoverland, 6205 Shadyview Lane, Maple Grove, who commented that he lives 650 feet from the site. He commented that it is underestimated the impact that this development would have with vehicle lights shining into homes and the disruption that traffic would have on adjacent homes and yards. He did not believe a traffic study could have been accurate because Chankahda has been closed and because of the increased development in surrounding communities. He stated that this development is too large for this residential neighborhood. Chair Boo introduced Rob Wavinak, 18233 62nd Ave nue N, Maple Grove, who stated that in ten years this area will be a lot different. He stated that it would seem this enterprise would want to be in an area where homes will be built around it rather than where they already exist. He stated that he opposes this request. Chair Boo introduced Paul Lyon, 18027 62nd Avenue N, Maple Grove, who voiced his opposition against the project. He stated that while the church does a lot of good, this is a decision about how this piece of property will be developed and therefore emotion needs to be taken out of this. He stated that a lot of great concerns have been raised tonight, some that he had not considered, such as air pollution. He stated that this type of development should be a seed, placed first, allowing people that want to live near that development to build around that environment rather than placing this into an existing neighborhood. He stated that he does not want to see something the size of a Best Buy in his backyard. He stated that Fieldstone Parkway will become a bypass and it is only meant to be an access to the neighborhood, not a through street. He asked if the traffic study considered Maple Grove High School with the traffic coming and going. Chair Boo introduced Chris Murray, 4465 Dunkirk Lane N, who stated that he loves the conversations about traffic and welcomed the city to do a study of Dunkirk Lane and Old Rockford Road. He provided input on the safety concerns at that location. He commended staff for their excellent presentation. He stated that church would be doing a disservice if they did not invite the commission to attend and visit the building. He stated that he leads the first through fifth graders and while he teaches them, they also teach him. He stated that he has also led divorce care and has seen the love of Christ come into their life, providing them with a platform they needed to heal. He stated that the church is a class act and Plymouth is smart in its review and believes that the city will make the right decision. Chair Boo introduced Jamie Gookins, 13700 54th Avenue N, who stated that she attends the Wayzata campus and has made lifelong friends as well as met and married her husband, moving to Plymouth. She stated that this location has met the needs of west metro members that were traveling to other locations. She stated that spreading these new locations in different areas, helps to meet people closer to where they live and take pressure off other locations. She believed 10 Approved Minutes November 15, 2023 that this is the best use for this property, as adding residential homes would have lesser setbacks to adjacent homes and would have less open space. She stated that the church has proven to be a good steward in building these locations and making it their home. She recognized that this is known as a mega church but stated that she feels cared for and has been able to care for others as well. Chair Boo introduced Josh Valasquez, 6092 Troy Lane N, who stated that he lives in the neighborhood that would be most impacted by development of this property. He stated that his family supports a rezoning to RSF-3 and while they would love to see a middle school at this location and would not be patrons of the church, they would welcome an entity that would be a good neighbor. He stated that they are encouraged about the low profile building, limit use of the building, cul-de-sac plan for 61st Avenue, and no outdoor services. He recognized that a large residential development would place additional burden on 61st Avenue. He asked that the commission ensure that these intentions do not change. He expressed concern with negative impacts to property values and suggested that tree lines buffering the property are robust. He also expressed concern with property taxes and would want to see whatever is developed gives back to the community in some way. He suggested that perhaps the church make the building available to people beyond services. Chair Boo introduced Emmett Tischmak, 5725 Walnut Grove N, who asked that the commission make its decision based on facts rather than the anecdotal input of members of the church. He expressed opposition to the proposed use of the land. He commented that the city has limited land and there is a widespread shortage of housing. He believed that there would be options for the church to consider other options such as utilizing commercial spaces and existing infrastructure. He expressed concern with the traffic pattern and how the long-term closure of Chankahda could have skewed those results. Chair Boo introduced Martha Bennett, 4944 Weston Court N, who stated that she and her husband previously commuted to other communities to attend Eagle Brook and were thrilled when the Wayzata campus opened. She commented on how a church can be a good neighbor, adding to the richness and vitality of the community. She stated that this conversation has occurred in the different communities where Eagle Brook has built a permanent location, and they could follow up to see if those concerns materialized. She commented on the support and caring that the church community provides. She also believed that the church would be a great partner in mitigating the concerns of nearby residents. Chair Boo introduced Joseph Moore, 6110 Ranier Lane N, who stated that within a one-mile radius of this site there is only residential development or recreational buildings with the exception of the elementary school which has 237 parking stalls. He stated that this use would have three times the number of parking stalls of the school and would be more like a theater or concern venue which would make it inconsistent with this area. He stated that the high school allows multiple ways for traffic to enter and exit the site while this would only have one access point. He provided a view from his home noting that there would be nothing to screen the church and its parking from his yard. He also mentioned that Chankahda Trail is still under construction and the traffic pattern may greatly change. He commented that pedestrian safety would be impeded by the church traffic. He stated that from the written comments and 65 percent of the comments were in opposition. He noted that of the comments in support, 65 11 Approved Minutes November 15, 2023 percent of those were members of the church as are the people that have spoken in favor of the request tonight which is therefore a skewed perception. Chair Boo introduced Phil Setala, 7611 Urbandale Lane N, Maple Grove, who stated that he supports the project and has worked at Eagle Brook for about one year as a driver. He commented on the lives that they have impacted during his time as a member of the church and support that families have found within the church. He commented that in Maple Grove he has gone through a similar process where farmland behind his home was developed into a large residential development that has put stress on the roads. He stated that in ten years he believes that people would be happy with the positive impact that the church would have. Chair Boo introduced Derek Schnobrich, 5947 Xanthus Place N, who echoed the comments that have been expressed about the traffic study noting that his neighborhood did not even exist three years ago. He noted that further development also continues west of Plymouth that will need to be counted. He expressed concern with the tests related to the conditional use permit and the potential negative impact to homes and property values. He stated that he chose to invest in his home and property and would not have been able to anticipate that a large-scale development would occur on this property. He stated that more people signed the petition than those that would be members of the church. He believed that the traffic has not been properly anticipated in the change in locations because the high school has multiple entrance and exit points. Chair Boo introduced Audrey Britton, 12500 53rd Avenue N, who stated that while she was impressed by the staff report it appeared to be 100 percent positive and a development is never fully positive. She took exception to staff recommending approval before the public hearing has even been completed. She asked if the Corcoran study has been considered as to why that community denied the request. She asked if a neighborhood meeting has been held for this similar to the proposed cricket field. She asked how a traffic study could be independent when it is paid for by the applicant. She stated that while she is sure the church does good, there are also communities that have been hurt by the church. She stated that feelings and religion should not be considerations in this discussion, noting that Plymouth is a diverse community with many religions and cultures. She did not think this would be a fit for the community or neighborhood. She noted that the building will be built upon higher elevation which will increase its impact. Chair Boo introduced Danny Ng, 18340 58th Avenue N, who stated that he does not believe that this would be a good location for the church in the middle of this residential area. He also expressed concerns with the traffic generated from a mega church on top of the increased development occurring in Corcoran that will continue to stress this area. He believed that a different location would be better for the church. He stated that while he likes that the church provides support and assistance to its community, he does not believe that would benefit those outside of the congregation. Chair Boo introduced Laura Kooistra, 5925 Xene Lane N, who stated that she supports the comments in favor of the church. She stated that her son attends the elementary school and some kids are sitting on the floor because there is not enough room for all the kids. She stated that developing this area into more homes would only put additional stress on the already stressed schools. 12 Approved Minutes November 15, 2023 Chair Boo introduced Smeeta Adaniya, 6035 Kimberly Lane N, who commented that her deck will overlook this site. She stated that there have been great comments about the value the church could bring to the community and does not want to discount that but believed that there could be a better location. She stated that during the winter months the large parking lots would need to have snow removal and anticipated what those snow piles would look like. She stated that typically her family goes for walk on evenings and weekends, which are times that traffic will be worse because of the church. She stated that her family moved here because of the schools and understood the concern that additional homes could have on the schools, but noted that development of this land would provide funding that is needed by the schools. She stated that there is available commercial land that has been abandoned and would be more appropriate for this type of development. Chair Boo introduced Andrew Jackson, 6267 Jewel Lane N, Maple Grove, who spoke in support of the project. He stated that his family loves the neighborhood and the idea that this property could be a home for Eagle Brook. He referenced the anecdotal stories told by the church, noting that is value added to the community as those stories are examples of how the church has reached people that live in the community. He commented on the incredible value that the church brings to the community and stated that he would love to have the church as a neighbor. Chair Boo closed the public hearing. Engineering Services Manager McKenzie reviewed the projected numbers in the traffic study, noting that about 1,000 people currently attend at the mobile location and therefore if that is doubled that would match the statement that was made that attendance could double. He noted that if an additional 25 percent is added, that would come close to the 3,000, which would match the scenario in which attendance is tripled and therefore would be consistent with the public statements of the church and the traffic study. He stated that they are basing this on the peak factoring using 15-minute periods. He stated that the traffic at 9:15 a.m. does not impact the traffic at 11:15 a.m. He stated that the auditorium and parking lot will limit the number of people that can be at the campus at one time. He stated that traffic counts were taken in non- construction seasons. Using technology leveraged from cell phone and GPS data, they are able to gain data on traffic counts and traffic patterns, which provides confidence in the results from the report. He commented that the arterial roadways have capacity as previously mentioned. He referenced the concern for Troy Lane and noted that only 100 added vehicles are anticipated for Troy Lane and Chankahda Trail with less vehicles choosing to turn down Troy Lane. He noted that Troy Lane would not be a good cut through option over Peony Lane. He recognized the concern of people from Corcoran using Chankahda and noted that there is a growth factor outside of Plymouth factored into the study. He recognized that Fieldstone most likely has artificially higher traffic counts right now and Chankahda Trail will likely be a preferred route for some once it opens. He referenced the intersection of Fieldstone and Maple Grove Parkway, providing more detailed anticipated traffic counts for that intersection. He compared this to Providence Academy which would have similar attendance to one service at the church and has similar access, noting that there are not traffic complaints from the school which has peak times twice per day, five times per week compared to the church which would experience those peaks on Sundays only. He stated that now that construction is done, pedestrian traffic will improve because of the trail network that has been installed and the future park. He stated that the grade separated crossing was added to increase pedestrian safety. He stated that the internal driveway location was chosen to avoid wetlands on the site and believed that additional tree screening 13 Approved Minutes November 15, 2023 could be added to mitigate concerns. He referenced the comments about infrastructure, noting that this proposal would have a much lesser demand on infrastructure than single-family homes would create. He stated that traffic volumes from a residential development would have a 40 percent higher impact than this proposal. He stated that drainage and stormwater would meet the city requirements, noting that construction of this development would be shorter than residential development as residential development is phased over multiple years. He stated that from the perspective of the ground, the ground varies 20 feet, and the applicant would split the difference with the elevation of the building. Chair Boo referenced the circulation of the roadway as mentioned, and asked how the driveway would avoid cutting off drainage. Engineering Services Manager McKenzie replied that they would utilize storm sewer and culverts which is common practice. Chair Boo referenced the issue of screening and stated that perhaps the applicant can provide details on that. He asked the role of the city in terms of architectural materials. Senior Planner Drill replied that the zoning ordinance lists acceptable materials, and the request of the applicant does comply with that list of allowed materials. Chair Boo referenced the statements related to light and air pollution and commented that it did not sound like the vehicles would be idling for long. Engineering Services Manager McKenzie replied that both the traffic study and anecdotal evidence provides that traffic is not there running or idling much longer than ten minutes at a time. Chair Boo commented that the question of tax base is not something the commission addresses, as that would fall to the city council. He stated that this development meets the requirements of the comprehensive plan and zoning. He stated that the impact to neighbors is a general concern but again whether there is an impact to property values would not be a matter for the commission. He stated that impacts to infrastructure would be a consideration, but it has been shown that the church would be a lesser impact than residential homes. Senior Planner Drill stated that if the property were developed as housing, the minimum setbacks along the north and west would be 25 feet and 50 feet along Chankahda Trail and Maple Grove Parkway. He stated that, under a residential development, there would also be a public street network running through the site. He stated that in terms of scale, the size of the parcel must also be considered. He noted that the elementary school across the street has roughly the same size building footprint but larger square footage – as there is more than one level – on a smaller parcel, where the proposed church would be on a larger, roughly 48-acre parcel and would be set back much farther from lot lines. Ms. Hauber commented that they always want to take into consideration the concerns of neighbors and are open to more discussion about what could be done on the site to assist in screening lights or vehicles. She commented that will be a continued discussion as they progress. 14 Approved Minutes November 15, 2023 Commissioner Anderson commented that in terms of land use there is a guiding of LA-2 and the use fits within that. He stated that there have been a number of applications where guiding has been requested to change, but in this instance the use is within the guiding. He stated that the rezoning to RSF-3 would be the same as if the site were developed into residential. He stated that the large issue is traffic and noted that the city hires and selects the consultant, even though that is paid for by the applicant so that it is not funded by taxpayer dollars. He stated that there are actually facilities owned by the same entity that can be used to provide comparisons, which is helpful. He stated that typically applications include variances, but this request does not request any variances and is following the requirements. He stated that a conditional use permit would be required for this use, similar to the elementary school. He stated that there was a previous plan for residential development on this site, which he opposed because the traffic would connect to the west which was not desired by the residents. He stated that this development would not impact the residents to the west with a direct connection. He stated that this is an application to be considered and they cannot redesign or relocate it but must make a decision on what is presented. He stated that he has to support the project as it meets the guiding, zoning, and requirements for a conditional use permit without a request for any variances. Commissioner Fowler asked where property value would fall into this consideration. City Attorney Soren Mattick commented that while the code mentions that, it assumes that is also considered when the allowed uses are listed. He stated that when the city plans and puts together its comprehensive plan and zoning district, it would place compatible uses within the zoning district. He stated that they would need to have solid evidence that this allowed use would impact property values in order to use that as a mechanism of denial. Commissioner Markanda asked if an environmental study would be required for this development. Senior Planner Drill replied that the proposed building would be 64,000 square feet and the trigger for an environmental assessment would be 300,000 square feet or larger. Commissioner Markanda asked if applicants under that threshold have been required to complete that review. Senior Planner Drill replied that he could not think of such instances. Commissioner Markanda asked if the church could be asked to consider completing such review as a good neighbor. Senior Planner Drill stated that while that question could be asked, that would not provide new information that is not already known for the site. Commissioner Markanda referenced the traffic study and asked if there would be an opportunity to complete a second, non-biased study that would factor in construction timing. Engineering Services Manager McKenzie replied that the traffic study is completed by a third party that is chosen by the city, not the applicant. He stated that this firm has been used 15 Approved Minutes November 15, 2023 numerous times throughout the city and is very capable. He believed the data produced to be an industry standard and would not think a second study would provide different results. Planning and Development Manager McGuire replied that a second traffic study cannot be required. Engineering Services Manager McKenzie noted that a traffic study is more of science than an art and is based on numbers and facts, therefore it is much more of a statistical exercise. He commented that the data used is extremely current. Commissioner Markanda asked if berms could be added to minimize the impact of headlights onto homes. Engineer Services Manager McKenzie replied that is something that could be discussed but that could result in impacts to wetlands which would be frowned upon. Commissioner Markanda referenced the forecasted patron attendance for the church and was interested to hear more about the baseline forecasts for future years and the anticipated growth for this location. Ms. Hauber replied that they gather baseline data each weekend over the course of many years throughout their history of multiple locations. She stated that their attendance typically will double or even triple, over the course of multiple years. Chair Boo noted that the growth information was available for the traffic study and used in that process. Commissioner Markanda asked if the operational maintenance plan would avoid snow piles visible to neighbors. Ms. Hauber replied that they design the parking lots with multiple places to push snow. She was unsure that they could avoid snow piles in general, but the design does split that throughout the site. Chair Boo recognized that this is a difficult decision, not because of the use but because of the location and what those neighbors may have expected to be developed. He commented that it is a potential change related to traffic but recognized that growth has been anticipated for this area of the community and infrastructure has been planned for such. He stated that he will support this because this is a permitted use that would not exhaust the resources available on the property. He stated that the city can ask the developer to continue to work on the issue of screening. Commissioner Fowler stated that he would agree as it is fairly clear that the request should be supported. He agreed that the motion should include increasing the screening at the driveway curve and in the northwest parking area. He stated that there have been many comments about the church being a good neighbor and even though budget was mentioned, coniferous trees are not a significant impact to a budget for this type of project. 16 Approved Minutes November 15, 2023 Motion was made by Commissioner Anderson, and seconded by Commissioner Jerulle, to recommend adoption of an ordinance amending chapter 21 of the city code reclassifying certain land at 17910 Chankahda Trail and approval of a resolution approving facts of finding supporting the rezoning, resolution approving preliminary plat, site plan and conditional use permit for Eagle Brook Church for property located at 17910 Chankahda Trail, subject to the findings and conditions listed in the draft ordinance and resolutions with the addition of a condition requiring additional landscaping screening. With all Commissioners voting in favor, the motion carried. New Business Adjournment Chair Boo adjourned the meeting at 10:46 p.m.