Planning Commission

AGENDA Planning Commission REGULAR MEETING February 1, 2024 6:30 PM Oakdale City Council Chambers 1. INFORMAL DISCUSSION WITH CITY COUNCIL REGARDING ANNUAL WORK PLAN AND FUTURE OF PLANNING COMMISSION MOVE TO DAIS FOR CONTINUATION OF REGULAR BUSINESS AND BROADCASTING 2. CALL TO ORDER 3. CALL OF ROLL 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF AGENDA 6. APPROVAL OF MINUTES 7. OPEN FORUM 8. PLANNING COMMISSION REVIEW a. OLD BUSINESS i. None b. NEW BUSINESS i. Oakdale Marketplace and Oakdale Station Planned Unit Developments Study 6. OTHER i. Staff liaison update(s)* ii. Commissioner update(s)* iii. Council liaison update(s)* 7. ADJOURNMENT *Items marked with an asterisk have no accompanying material. The next regular Planning Commission meeting is scheduled for March 7, 2024 @ 7PM in the Council Chambers at Oakdale City Hall. 1  2024 Planning Commission Work Plan Reference Title Description/Tasks Document 1. Review development applications (Rezonings, City Ordinance – Subdivisions, Site Plans, Variances, PUDs, CUPs, IUPs, Development Chapter 25: Zoning Comp Plan Amendments, Appeals, Ordinance Text Applications and Chapter 21: Amendments,). Subdivisions 2. Provide recommendations to the City Council. 1. Review and provide feedback/recommendations on Comprehensive Studies, Plans, the Oakdale Marketplace/Oakdale Station PUD study Plan – Land Use and Programs and 14th and Geneva Redevelopment Site Analysis. Chapter 2. Review and provide feedback on other plans. Comprehensive Plan – Land Use 1. Gather input from the Commission on various Chapter ordinance updates to modernize Chapters 21 – Ordinance Subdivision and 25 – Zoning. Updates League of 2. Provide a recommendation to the City Council for Minnesota Cities proposed amendments to the Ordinance. Publications 1. Participate in City sponsored educational events or trainings as provided (e.g., Development Bus Tour). Commissioner 2. Incorporate educational opportunities into regular Education N/A meetings as appropriate. 3. Review memos provided by staff on various topics of interest (e.g., mixed use development). City of Oakdale ● 1584 Hadley Avenue N, Oakdale, MN 55128 www.oakdalemn.gov ● 651-739-5086  REGULAR MEETING OAKDALE PLANNING COMMISSION January 4, 2024 The Oakdale Planning Commission held a meeting on Thursday, January 4, 2024 at Oakdale City Hall, 1584 Hadley Avenue North, Oakdale, Minnesota. The meeting began at 7:00 PM with the Pledge of Allegiance. CALL OF ROLL On a call of roll, the following were present: Chairperson: Dallas Pierson Commissioners: Tom Willenbring Christopher Campbell Lee Stolarski Michael McCauley Janet Hagen Also Present: Luke McClanahan, City Planner Jake Ingebrigtson, City Council Liaison Chris Volkers, City Administrator, Jim Romanik, Public Works Manager Don Theisen, Consulting Representative for the City of Oakdale Bailey Buschke, HCM Architects John Grindeland, Twin Cities Towing Deb Ramsey, 6010 27th St N Donald Gangl, 6026 27th St N Kenneth Kemp, 6039 27th St N Not Present: Yaya Diatta, Commissioner NOMINATIONS AND ELECTIONS OF CHAIRPERSON AND VICE-CHAIRPERSON Chair Pierson said that any of the commissioners may nominate another commissioner or self- nominate themselves for the positions of chair or vice-chair. A MOTION WAS MADE BY COMMISSIONER STOLARSKI, SECONDED BY COMMISSIONER HAGEN, TO NOMINATE CHRIS CAMPBELL FOR THE POSITION OF CHAIRPERSON. A MOTION WAS MADE BY COMMISSIONER CAMPBELL, SECONDED BY COMMISSIONER HAGEN, TO NOMINATE DALLAS PIERSON FOR THE POSITION OF CHAIRPERSON. A MOTION WAS MADE BY COMMISSIONER STOLARSKI, SECONDED BY COMMISSIONER CAMPBELL, TO NOMINATE TOM WILLENBRING FOR THE POSITION OF VICE-CHAIRPERSON. 2 Planning Commission Minutes January 4, 2024 Page 2 A MOTION WAS MADE BY COMMISSIONER CAMPBELL, SECONDED BY COMMISSIONER STOLARSKI, TO CLOSE THE NOMINATIONS OF CHAIRPERSON AND VICE-CHAIRPERSON. Chair Pierson asked that each commissioner write down their votes for the chair and vice-chair positions. City Planner Luke McClanahan announced the results, with Dallas Pierson being awarded the most votes for the position of Chair, and Tom Willenbring being the sole candidate nominated for the position of Vice-Chair. A MOTION WAS MADE BY COMMISSIONER STOLARSKI, SECONDED BY COMMISSIONER WILLENBRING, TO ELECT DALLAS PIERSON FOR THE POSITION OF CHAIRPERSON FOR A PERIOD OF ONE CALENDAR YEAR. VOTED IN FAVOR: Chair Pierson AYE Commissioner Willenbring AYE Commissioner McCauley AYE Commissioner Stolarski AYE Commissioner Hagen AYE Commissioner Campbell AYE 6 Ayes. Motion approved. A MOTION WAS MADE BY COMMISSIONER STOLARSKI, SECONDED BY COMMISSIONER CAMPBELL, TO ELECT TOM WILLENBRING FOR THE POSITION OF VICE-CHAIRPERSON FOR A PERIOD OF ONE CALENDAR YEAR. VOTED IN FAVOR: Chair Pierson AYE Commissioner Willenbring AYE Commissioner McCauley AYE Commissioner Stolarski AYE Commissioner Hagen AYE Commissioner Campbell AYE 6 Ayes. Motion approved. APPROVAL OF MINUTES A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY COMMISSIONER MCCAULEY, TO APPROVE THE MINUTES OF THE REGULAR MEETING OF NOVEMBER 2, 2023 AS PRESENTED. VOTED IN FAVOR: 3 Planning Commission Minutes January 4, 2024 Page 3 Chair Pierson AYE Commissioner Willenbring AYE Commissioner McCauley AYE Commissioner Stolarski AYE Commissioner Hagen AYE Commissioner Campbell ABSTAIN 5 Ayes. Motion approved. PLANNING COMMISSION REVIEW a. OLD BUSINESS (none) b. NEW BUSINESS i. PUBLIC HEARING – PUBLIC WORKS FACILITY, 3200 GRANADA AVENUE NORTH – CONDITIONAL USE PERMIT AND SITE PLAN Luke McClanahan, City Planner, presented in detail the City’s request to establish a new public works facility at 3200 Granada Avenue North (see the staff report on file for additional details). The request includes a Conditional Use Permit (CUP) to allow the public building on the property and a Site Plan showing technical conformance with the City’s Zoning Ordinance. The property is zoned I-O Industrial Office and is a 9.2-acre vacant site. The site contains known ground contaminants. 3M, the current property owner, is responsible for the cleanup of the site and the Minnesota Pollution Control Agency is the government agency responsible for reviewing and approving the cleanup activities. McClanahan stated that the new facility will help provide crucial public services to Oakdale’s growing population. The design of the facility and its associated infrastructure complies with the City’s zoning requirements. Additionally, the facility has been designed to minimize its impacts on nearby residential properties by siting outdoor storage of materials on the far west side of the site. Staff recommends approval of both the CUP and Site Plan requests, subject to certain conditions. Chair Pierson opened the public hearing for the request. Don Theisen, the City’s consulting representative for the project, responded to Commissioner Campbell’s question about fencing material along Granada Avenue. The fence will not be 100% opaque. Jim Romanik, Public Works Manager, explained that trash trucks will be able to navigate the site to access the receptacles. The facility is designed for Public Works to service fire trucks, the City’s largest vehicles. In response to Chair Pierson’s concerns about adequate parking, 4 Planning Commission Minutes January 4, 2024 Page 4 Mr. Romanik explained that the parking spaces provided took into account having sufficient parking availability. In response to Commissioner Willenbring’s questions about managing salt storage from contaminating the nearby wetland, Mr. Romanik explained that containment will be enclosed and Public Works follows best practices for the storage of materials. Andrew Lutaya, 6557 31st St N, objected to the proposal. Mr. Lutaya said that the facility should be built elsewhere, closer to where new development is occurring. He expressed concern about truck traffic from the facility. In response to Chair Pierson’s question about public awareness of the facility, Mr. McClanahan stated that there will be a public open house at City Hall on January 25. Council Member Ingebrigtson stated that the main decision behind selecting this particular property is cost. 3M is donating the property to the City. Other sites were found to be cost prohibitive. Commissioner Stolarski stated the property is already zoned Industrial where industrial uses can be established. In response to Commissioner Hagen’s questions, Mr. Romanik stated that Public Works currently employs about 30 workers, in the summer there are up to 40 workers, and it is projected that there will be up to 50 workers in the future. In regards to environmental concerns, the City has been working closely with the Minnesota Pollution Control Agency. The City has hired its own environmental consultant to monitor the site. The new building will also have an active vapor mitigation system. Ground water will also be monitored. Commissioner Campbell stated that the new facility will be similar to the current facility, which is located near residences and along a busy road. Mr. Romanik said the new facility will have less of an impact on nearby neighbors, due to the site’s overall layout. Chair Pierson closed the public hearing. Commissioner Campbell suggested that the fence along Granada Avenue North be 100% opaque. Chair Pierson said the adjacent industrial properties do not have opaque fences and allowing a fence that can be seen through would not be out of character of the area. Commissioner Willenbring said that most of the outdoor materials and vehicles will be blocked from view by the building. Commissioner McCauley agreed with Commissioner Campbell’s comment. Commissioner Campbell said he would be comfortable if the majority of the Commission did not want to include a condition requiring a 100% opaque fence along Granada Avenue. COMMISSIONER WILLENBRING MADE A MOTION, SECONDED BY COMMISSIONER MCCAULEY, RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT AND SITE PLAN FOR THE PUBLIC WORKS FACILITY AT 3200 GRANADA AVENUE NORTH. Conditions of approval for the Conditional Use Permit include the following. 1. Approval of a Site Plan to allow the Public Works facility at 3200 Granada Avenue North. 5 Planning Commission Minutes January 4, 2024 Page 5 2. Permits and approvals must be obtained from the Ramsey Washington Metro Watershed District. 3. Approvals must be obtained from the Minnesota Pollution Control Agency to address site contaminations associated with the property. Conditions of approval for the Site Plan include the following. 1. Approval of a Conditional Use Permit to allow the public building at 3200 Granada Avenue North. 2. Permits and approvals must be obtained from the Ramsey Washington Metro Watershed District. 3. Approval of the site civil construction plans for the water, sewer, and storm sewer system by the City Engineer. 4. Approval must be obtained from the Fire Department for the proposed hydrant locations and fire department connections. 5. A photometric plan must be provided that complies with the City’s site lighting requirements. 6. The developer must provide an updated Site Plan that shows all proposed rooftop and ground mechanical equipment and methods of screening in compliance with City Code. 7. Approvals must be obtained from the Minnesota Pollution Control Agency to address site contaminations associated with the property. 8. Tree replacement, for 108 significant trees at a cost determined by the City Administrator, be provided to the City by 3M to satisfy tree replacement requirements. VOTED IN FAVOR: Chair Pierson AYE Commissioner Willenbring AYE Commissioner Campbell AYE Commissioner Stolarski AYE Commissioner McCauley AYE Commissioner Hagen AYE 6 Ayes. Motion approved. ii. PUBLIC HEARING – TWIN CITIES TOWING, LLC, 2741 AND 2751 GENEVA AVENUE NORTH – CONDITIONAL USE PERMIT AMENDMENT Mr. McClanahan presented in detail a request from Twin Cities Towing, located at 2741 and 2751 Geneva Avenue North, to amend their original Special Use Permit from September 17, 1985 in order to bring their site into compliance with zoning regulations (see the staff report on file for additional details). Compliance issues were originally brought to the attention of the City in spring 2023 when Twin Cities Towing replaced their wooden fence, located on their southern property line, with a chain link fence. This request, if approved, would help resolve issues with the fence by requiring a ten-foot tall 100% opaque wooden fence and allow expansion of the site onto 2751 Geneva Ave N, which was not formally approved in the past. The request also seeks to increase in the number of vehicles stored on site, as the original 6 Planning Commission Minutes January 4, 2024 Page 6 permit allowed up to 30. The applicant has also removed vehicles parked next to their building to maintain a fire lane and they are amenable to pumping vehicles or removing them from the site if they are leaking hazardous fluids. City staff is amenable to increasing the number of vehicles stored on site from 30 to 75. Staff recommends approval of the Conditional Use Permit amendment, subject to certain conditions. In response to Commissioner Campbell’s question, Mr. McClanahan provided clarification that the new conditions of approval in the draft resolution would fully replace the conditions of the original permit. In response to Commissioner Campbell’s question, Mr. McClanahan stated that because this is a CUP amendment, alternative fencing materials could be allowed. However, the standard screening requirements for industrial properties can serve as a guide. Chair Pierson stated that in the applicant’s written narrative, they are amenable to using the north access for the property in order to minimize noise impacts on neighboring properties, and there should be a condition of approval to reflect this provision. Chair Pierson opened the public hearing. John Grindeland, Twin Cities Towing, said the business appreciates the City’s communication on keeping the request moving forward. Mr. Grindeland provided details on business operations and staff training to help minimize impacts on neighboring properties. The idea is for the business is to be there for a long time. In response to Chair Pierson’s question about using the north access, Mr. Grindeland said they are doing that already. Mr. Grindeland provided details on how trucks drop off and pick up vehicles at the site, in response to Commissioner Campbell’s question about logistics. In response to Commissioner Stolarski’ s question about retrofitting the fence to be wooden, Mr. McClanahan said the business will need to work with their fence company and obtain the necessary fence permit from the City. In response to a question from Commissioner Campbell, Mr. Grindeland said that they investigated alternative fence materials, but ultimately decided that wooden panels will be used. Deb Ramsey, 6010 27th St N, said that she is pleased to see progress occurring with this site. Ms. Ramsey asked when the business will be required to install the wooden fence panels and until then, she requests that cars parked along the southern portion of the property be removed. She also wonders when the requirements of the approved permit will be in effect. Donald Gangl, 6026 27th St N, voiced concerns about the number of cars being on site, the condition of vehicles being stored there, leaking fluids from the cars, lack of a fire lane around the building, and noise from the business. He expressed further concern about the City being able to enforce the conditions of the permit. 7 Planning Commission Minutes January 4, 2024 Page 7 In response to Commissioner Hagen’s question about enforcement of the site, Chair Pierson noted that the staff report states that the City’s compliance officers are responsible for doing so. Kenneth Kemp, 6039 27th St N, expressed concern about the business exceeding the number of cars allowed to be stored on site and the expansion of the business without receiving the proper approvals from the City. In his opinion, the car limit should be kept at 30. John Grindeland, Twin Cities Towing, said that going forward any concerns about the business should be directed towards him. Whenever the business receives approval for their CUP amendment, they will begin working immediately with the fence company to fix the fence. Donald Gangl, 6026 27th St N, expressed additional concerns about the business not pulling the necessary building permits for work on their property, including the fuel tank on site. Chair Pierson closed the public hearing. In response to Commissioner Campbell’s question on increasing the number of cars being stored on site from 30 to 75, Mr. McClanahan said that the figure is based on an estimate derived from analyzing various aerial photos of the property and also ensuring that a drive lane and a 20-foot wide fire lane around the building can be maintained. The 75-vehilce figure, in staff’s opinion, is a compromise given that additional land is now being used for the business and that 100 or more cars could easily fit on the site. Commissioner Campbell stated that he would be inclined not to place a limit on the number of cars, as long as the drive and fire lanes are maintained. Commissioner Stolarski expressed concern over the practicality of enforcing a car limit. Chair Pierson said this issue comes down to reducing the visual impacts of the property. Commissioner Stolarski said that this property has been zoned industrial for a long time, which falls under different guidelines versus other properties. Chair Pierson suggested that an additional condition of approval be included that the north gate be used whenever possible and exclusively in the evening hours. Mr. McClanahan asked if the Commission would like to specify the evening hours. Commissioner Campbell suggested the hours be 10:00 pm to 6:00 am. COMMISSIONER CAMPBELL MADE A MOTION, SECONDED BY COMMISSIONER STOLARSKI, RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT AMENDMENT FOR TWIN CITIES TOWING AT 2741 AND 2751 GENEVA AVENUE NORTH. Conditions of approval for the Conditional Use Permit amendment include the following. 1. A ten-foot in height 100% opaque wooden fence shall be installed and maintained along the entire southern boundary of the site where vehicles are stored. The applicant must obtain a fence permit through the City. 8 Planning Commission Minutes January 4, 2024 Page 8 2. Expansion of the building, property, or use shall require approval through a Site Plan and a Conditional Use Permit amendment. 3. A clear fire lane of at least 20 feet in width shall be maintained at all times around buildings for the use. 4. Vehicles with leaking fluids or other hazardous substances shall be pumped of hazardous substances or be removed totally from the site. The City of Oakdale reserves the right to conduct periodic inspections of the site for leaking fluids and hazard substances associated with vehicle storage. 5. The north entrance be utilized exclusively to enter and exit the business whenever possible during the hours of 10:00 pm to 6:00 am. Chair Pierson voiced opposition to removing the condition for the vehicle limit. VOTED IN FAVOR: Chair Pierson NAY Commissioner Willenbring AYE Commissioner Campbell AYE Commissioner Stolarski AYE Commissioner McCauley AYE Commissioner Hagen AYE 5 Ayes. 1 Nay. Motion approved. OTHER BUSINESS a. Planning and Development Update Mr. McClanahan said there will be an appreciation dinner, hosted by the City Council, as part of the February Planning Commission meeting. There will be at least one item for discussion at the February meeting. The City is conducting a study of the Oakdale Marketplace and Oakdale Station Planned Unit Developments. b. City Council Update Council Member Ingebrigtson did not have any updates for the Commission but was available for questions. In response to Commissioner Campbell’s question about the Local Option Sales Tax for the new Public Works facility and Police expansion, Council Member Ingebrigtson said that it is now in effect. Council Member Ingebrigtson also stated that he will continue to be the City Council liaison to the Planning Commission. ADJOURNMENT A MOTION WAS MADE BY COMMISSIONER WILLENBRING, SECONDED BY STOLARSKI, TO ADJOURN THE JANUARY 4, 2024 MEETING OF THE OAKDALE PLANNING COMMISSION AT 8:29 PM. VOTED IN FAVOR: 9 Planning Commission Minutes January 4, 2024 Page 9 Chair Pierson AYE Commissioner Willenbring AYE Commissioner Campbell AYE Commissioner Stolarski AYE Commissioner McCauley AYE Commissioner Hagen AYE 6 Ayes. Motion approved. Respectfully submitted, Luke McClanahan City Planner 10  PLANNING COMMISSION MEMO To: Oakdale Planning Commission Meeting Date: February 1, 2024 Request(s): Oakdale Marketplace and Oakdale Station Planned Unit Developments Study Prepared/Presented: Luke McClanahan, City Planner; Max Lohse, Community Development Specialist INTRODUCTION & BACKGROUND Located between Interstate 694, 34th Street N, Ideal Avenue N, and the Union Pacific railroad, the Oakdale Marketplace and Oakdale Station Planned Unit Developments (PUDs) were planned in the mid- 2000s. The Future Land Use Map for the 2000 Comprehensive Plan re-guided this area from General Industrial to Mixed Use. The area was originally intended to consist of multitenant commercial buildings; however, due to broad changes in economic conditions, development in the area has deviated significantly from the original PUD agreements. For example, developments in the area have largely been single tenant buildings rather than multitenant, and a PUD amendment was adopted in fall 2022 to allow the 156-unit multifamily project currently being built to proceed. Given these changes from the original PUD agreement as well as recent development interest in the area, the City Council, at the October 24, 2023 Council Workshop Meeting, directed staff to conduct a study of the area by examining current land uses, market conditions, and potential amendments to the original PUD agreements. Location Map - Oakdale Marketplace and Oakdale Station 11 To assist with the study, the City has hired WSB to provide project support and planning services. Since January 2024, City Staff and WSB have meet with seven stakeholders in the study area, including property owners, business tenants, and developers, for project input. Themes that emerged during stakeholder discussions include: • Signage – Multiple stakeholders expressed desire for additional signage and placemaking efforts within the Oakdale Marketplace and Oakdale Station areas. • Little Desire for New Park Infrastructure – The majority of stakeholders interviewed felt content with existing infrastructure in the area and did not feel that any new parks are needed. • Preference for Retail – Most stakeholders felt that new developments in the study area should emphasize retail, medical, or fast-casual restaurant uses. • Support for Limited Multifamily – Many of the stakeholders felt that multifamily is a suitable use for the vacant parcel (PID 1702921340040) near the intersection of Hemingway Avenue N and 32nd Street N. • No Additional Office Space – Stakeholders did not see additional office space as a good fit for the study area, with the exception of medical offices. • Anticipation of Future Growth Resulting from New Developments – Given the magnitude of new developments in Oakdale, including both residential and commercial, many stakeholders stated that they anticipate future commercial growth in the study area resulting from an increased customer base and new jobs. A market analysis of the study area is currently underway and a summary of the findings will be shared with the Commission at a future time. Before presenting any recommendations to the City Council for the study area, staff and WSB are seeking input from the Planning Commission on the future of the area. Staff and WSB have prepared questions and materials to guide discussion with the Planning Commission. Input is desired on land uses in the area, potential infrastructure improvements, and other factors impacting the future of the area. Attachments: Detailed Area Map Original PUD Site Plan – Oakdale Marketplace Original PUD Conceptual Site Plans – Oakdale Station Stakeholder Questions 12  Oakdale Marketplace / Station - Current Properties 34th Street I-694 McDonalds Allina / AutoZone TruStone Ideal Avenue Speedway LA Fitness Multitenant PINZ Financial The Harlan Target Wetland Undeveloped Wetland Apts. Undeveloped Undeveloped Wetland Ideal Storage Myron's Auto ¯ 0 0.1 0.2 0.4 Miles 13 Google, 2016 14 15 16  Oakdale Marketplace and Oakdale Station Planned Unit Developments Study Questions for the Planning Commission 1. What has your experience been in this area? 2. What do you like about this area? What neighborhood amenities are missing? 3. What uses (e.g., retail, restaurant, entertainment, residential) do you think are missing or would do well and be successful in this area? 4. What uses do you not want to see in this area? Why? 5. How can the City assist businesses, developers, and tenants who are located in this area? City of Oakdale ● 1584 Hadley Avenue N, Oakdale, MN 55128 www.oakdalemn.gov ● 651-739-5086 17