Planning Commission Packet - September 23, 2025

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spoke during the public hearing and shared a number of concerns with the project, including: ▪ A land use amendment increasing the density of the property near existing single-family homes. ▪ Reduced parking requirements may lead to parking on adjacent private properties or on Twin Lakes Road. ▪ The proposed filling of wetlands and stormwater/impervious surface impacts on adjacent parcels. ▪ Impacts to the existing access easement for parcels to the east. ▪ Required improvements to Twin Lakes Road, turn lanes, as an example. ▪ The amount of traffic generated by the proposed project. ▪ Visual impacts on adjacent parcels. Specifically, the building height near an existing home and a lack of proposed screening to ensure future tenants do not trespass on adjacent lots. ▪ Is the city "over developing" this area? ▪ How will snow removal be handled without encroaching on adjacent parcels? The Commission shared many of the concerns brought up during the public hearing and asked the developer to review their project and identify modifications to address the concerns. The public hearing was closed, and the discussion was continued to September 23, 2025. Plan Updates The applicant submitted updated plans and a traffic analysis on September 17, 2025. The traffic analysis notes that Twin Lakes Parkway will support the additional 981 trips estimated to be generated by the site. The review also notes that due to the increase in traffic to/from the property, turn lanes and intersection improvements are necessary. The Public Works Director recommends a right-turn lane into the site and a 3/4 median access (no left-turns exiting the site). He does not support a full median access. Updated plans identify access improvements, but will need to be updated to reflect the recommendation of a 3/4 access. Additional plan updates include clear connections to the gravel driveways for the two properties to the east and landscaping along the east property line as screening/buffering for the single-family homes. Staff note that the proposed tree selection does not reach the height indicated in the rendering and a new variety should be chosen to provide more height at maturity. Land Use and Zoning The public hearing comments referenced what is and is not allowed under the current standards and the application includes amendments to both the land use/Comprehensive Plan and the zoning map. The current land use designation for this lot, and all of those located east of the site, is Mixed Residential, which supports a variety of residential densities — up to and including "small scale multifamily" buildings. Staff does not believe the proposed project of two 79-unit buildings meets the proposed guidance and the land use map should be changed to Multifamily, which would allow a project of this scale. The property, along with the parcels to the east, is currently zoned FAST (D) which does permit apartment projects of this scale as an allowed use. Apartment buildings constructed as a permitted use would need to follow the standard zoning ordinance requirements prior to permitting. The applicant is proposing to develop this project as a Planned Unit Development (PUD) as he is seeking exemptions from the strict application of city codes — including parking and wetland setbacks. In reviewing this site specifically, a land use amendment to Multifamily would be consistent with existing uses in the surrounding area and direct access to Twin Lakes Road, a 4-lane divided roadway, supports the traffic generated by an apartment project. The Planning Commission should evaluate whether it is appropriate to change the land use designation and increase the permitted residnetial density for the property. Parking Another key discussion point from the public hearing and the Planning Commission's discussion was the Page 9 of 82