Based on the context provided and the dialogue within the transcript, here is the formatted version. *Note: While a City Council list was provided, this transcript is for a **Planning Commission** meeting. In such meetings, city staff (like Sophia, the city planner) present to a different set of appointed commissioners. Where specific names from your list were not mentioned, I have identified speakers by their functional roles (Chair, Commissioner, Applicant).* *** **[00:00] Chair:** United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Our next item is to approve the agenda or approve is to approve the agenda for tonight's meeting. **[00:15] Commission Member:** Motion to approve the agenda of the Tuesday, May 27th, 2025 planning commission. **[00:18] Commission Member:** Second. **[00:19] Chair:** Second. All in favor of approving the minutes of or the agenda for tonight's meeting. I [got] ahead of myself. It's hot. See, somebody is trying to bring us out of here. So, the agenda is approved. Next item is to approve the minutes of May 12th, 2025. **[00:35] Commission Member:** Motion to approve the minutes of May 12th 2025. **[00:38] Commission Member:** I'll second that. **[00:40] Chair:** All in favor of approving the minutes of May 12th, 2025, say I. **[00:43] Multiple Members:** I. I. **[00:45] Chair:** Opposed? All right, moving right along. Next item is the Bersian Shores third edition. Are you—Oh, you're turning it down. Temperature wise. Oh, thank you. You're making it—making it harder. She's turning up more like—Let's get this little—All right. **[01:05] Sophia (City Planning Staff):** Thank you, Mr. Chair. The applicant for tonight's application is Gan and Janet Bersians. They are the trustees for the property. The property is located at 9579 45th Street, which is comprised of four PIDs. The site is a little over 134 acres. It is guided rural area development in the city's comp plan. Um, it is zoned rural residential. One parcel is public facilities and it does have a Shorland overlay on it. And there are two requests before you tonight. The first is for a four lot minor subdivision and then a zoning map amendment. This is clean up for estate planning purposes. The photo on the right shows the existing site conditions. Um right now it is mostly crop farming, some wetlands and one homestead. So the site is very long. Um this first slide shows the north half of the proposed subdivision north of 45th Street. There will be two parcels. And the second slide shows the south side of the the proposed subdivision. The south side of 45th Street will also have two parcels. So four parcels altogether. Two north of 45th Street, two south of 45th Street. And this might be a little hard to see, but um I merged the two photos together. So this is what the new subdivision would look like on one page. The city allows for potting exceptions when minor subdivisions meet required criteria. staff has reviewed and found that the proposed subdivision will not result in more than four parcels. Instead, four parcels are being reconfigured. The second finding is that there is no new infrastructure or streets required. Instead, the existing street right-of-way will be dedicated. Uh easements have been dedicated where applicable. The proposed minor subdivision meets the rural residential zoning district requirements and the request meets the access and spacing requirements. Again, only one driveway uh exists on site with the current homestead. And the photos on the bottom are a side-by-side comparison of the existing lot layout versus the proposed lot layout. The second part of this request is to clean up the zoning of the property. The parcel outlined in red will need to be corrected to rural residential in order for the minor subdivision to take place. The parcel outlined in red was zoned public facility sometime in the early 2000s that we found for a planned public works facility that was then shifted to its current spot on Ideal Avenue in 2005. And the zoning was never corrected for this parcel and uh correction of the zoning map will make more consistent with the city's comp plan and future land use of rural area development. Staff sent the application out for agency review on April 16th. public works provided comments regarding the right-of-way and trail easements. Uh the applicant has addressed this with their revised property line uh property lines on their plat. The applicant is working on a valley branch permit. The city engineer provided comments uh that the required easements and right-of-way appear to be satisfied. They also provided the same comment regarding the trail easement which has been addressed. fire department provided their standard comments regarding roads, water lines, access, gates, and addressing. And the city attorney provided a plat opinion that the applicant has been working on. The DNR did not provide comments. This application was sent out for a public hearing to surrounding property owners on April 29th. We had an issue with the notice not being published in the paper, so we remailed the notices on May 12th. So, there was two mailings. It was published in the local paper on May 16th. Staff has not received any public comments at this time. Staff has three findings for the proposed requests. The first is that the minor subdivision and zoning map amendment are consistent with the city's comp plan and future land use map. The second is that the minor subdivision and zoning map amendment are consistent with the rural residential zoning district. And the third is that the minor subdivision meets the response—meets the exceptions to platting. And there are six recommended conditions of approval for the applications. The first is that all necessary permits are obtained. The second is that the applicant works with the city to assign addresses to the four parcels. The third is that they address the plat opinion. The fourth is related to the accessory buildings on site. Currently, the one homestead parcel would have too many accessory buildings as it currently sits, but because it's joined with one of the parcels north of 45th Street and used for egg purposes, um it would meet the exception for an over 40 acre parcel used for farming agricultural purposes. So, if the property is no longer under common ownership or they cease farming activities, then they would need to meet the required accessory building allowances for each the parcel of each size. The fifth is that the special assessments currently levied against the property are either going to be paid off or transferred prior to release of the plat for recording. And the final condition is that they um meet that standard expiration of 180 days. And I have a recommended motion for approval. Can stand for any questions. We do have a representative for the applicant here tonight. **[06:30] Chair:** Any questions for Sophia? Does the applicant wish to speak? **[06:35] Commission Member:** Uh for the future plan, when is this slated for development? **[06:40] Applicant Representative:** For development? There's no plans at this point. There's no plan for development. [It will] stay rural residential. There's no current [plan]. **[06:48] Sophia (City Planning Staff):** Correct. It's just for estate planning. **[06:50] Applicant Representative:** Okay. For the children. **[06:53] Commission Member:** But from our comp long-term comp plan, would—would this fall—this doesn't fall into the 2040s or the 2050s? **[07:02] Sophia (City Planning Staff):** Um, well, it's—it's called out in the comp plan as rural area development. So, that would be your—your rural one unit per 10 acres. If somebody were to develop, you would see an application. Right. Right. It's not within the MUSA, so it's not in a—a phase. property is going to stay as egg. **[07:20] Commission Member:** All of those—all of those lots will be okay. **[07:22] Sophia (City Planning Staff):** Correct. The applicant hasn't indicated any plans for development or change of use. **[07:28] Commission Member:** I'm wondering why the special assessment if they're going to stay in the green acres. **[07:33] Sophia (City Planning Staff):** Um, the assessment's related to a street project. **[07:36] Commission Member:** Okay. Um and they're paying down that—that assessment, not green acres. **[07:41] Sophia (City Planning Staff):** Okay, that makes more sense. Thank you. **[07:44] Chair:** Any other questions? If not, we will hear—public hearing, public hearing. Susan, did you have—no to public hearing? Okay. We need a motion. We don't need a motion to open the public hearing. Yeah, we do. We better have one. **[08:00] Commission Member:** I think I move to open the public hearing. **[08:02] Commission Member:** I'll second it. **[08:04] Chair:** All right. There you go. With that, all those in favor? Thank you. **[08:08] Multiple Members:** I. I. **[08:10] Chair:** Opposed. Very good. At 6:39, we'll open the public hearing. Nobody. And there's no— **[08:18] Susan (Staff):** We have no comments from you. No comments emailed in. **[08:22] Chair:** No one in the room. We'll give it a minute in case someone comes in. Got to wait till 6:40. **[08:30] Commission Member:** Yes. going to be the longest minute. I know. **[08:35] Chair:** All right, I'm calling 6:40 and we'll close—motion to close the public hearing. **[08:40] Commission Member:** Yes. Okay, we have a motion to close. **[08:43] Commission Member:** Seconded. **[08:44] Chair:** Second. Very good. All—all in favor of closing the public hearing. **[08:48] Multiple Members:** I. I. **[08:50] Chair:** Opposed. The public hearing is closed at 6:40. **[08:53] Commission Member:** Yeah. I would like to make a motion to move to recommend approval of the Bersian Shores third edition minor subdivision and zoning map amendment requested based on the findings of fact and conditions presented in the staff report. **[09:05] Commission Member:** I'll second that. **[09:07] Chair:** All right. Any comments or concerns? Any discussion? All with that we'll bring it to a vote. All in fo—all in favor of the motion on the table say I. **[09:18] Multiple Members:** I. I. **[09:20] Chair:** Any opposed? The motion passes. And this is slated for city council on June 3rd. Awesome. All right. Good evening. Our next one is the Primrose School daycare conditional use permit. **[09:35] Sophia (City Planning Staff):** The applicant is Primrose School. Um, it's located in the Bridgewater development. Uh, the current zoning is commercial. The comp plan is commercial. This use requires a conditional use permit. So, as you can see, it's a two-story building, 12 classrooms, 192 children, and 28 staff members, one outdoor play area, two outdoor—um I'm sorry, one indoor play area, two outdoor play areas. You can see that that area, it goes through a design review for our design standards. We've been working with the applicant to make sure all the materials meet the design standards. **[10:15] Commission Member:** Nice. **[10:17] Sophia (City Planning Staff):** You can see the site plan, the site layout meets the design standards, too, and it meets all the parking standards. It's gone through um city and agency review. Um nothing unusual here. There were some comments from the landscape architect. We've received modified landscape plans that meet all the standards for landscaping. One thing to note too is that site is still being worked on through the engineering and putting in the roads. Um that's one of the things that won't be required is that they cannot get the building permit until everything has been accepted on the public works side engineering side. So recommended findings, we have 12 findings. Um they meet all of them. Should not be detrimental or endangered to public health, safety, welfare, consistent with the 24 comp plan, compatible with the existing neighborhood, meets development standards, meet shorland management standards. It's not on the shoreland. Um shall be compatible in appearance with existing character. Shall not be hazardous or create a nuisance. Uh will serve adequately um by essential public facilities and services. Will not add additional public cost. Um the propos should not produce noise, smoke fumes, uh should not cause significant traffic congestion and not cause an impact to scenic features. So the conditions of approval are pretty standard. These are the first four—um just having to work through get all—all the permits and work with all the agencies. Two is uh substantial construction has to uh take place within 12 months of the city approval or the conditional use is void. Um you can see we receive comments from all the public agencies and they would have to follow those conditions. Uh Bridgewater subdivision improvements must be constructed and accepted before the permit is issued. And we have more conditions of approval that are pretty standard here. Enter into a site improvement agreement. also enter a storm water maintenance easement agreement. This is on a storm water reuse plan the entire development. So they'll be a part of that. Um just encroachment agreements for certain activities when it comes to drainage utilities—uh for signage. They'll come back for the signage um at a later date. And then any expansion or modification of the building outdoor play area or parking lot shall require conditional use permit amendment. Um and then 10 any portion of the improvements with a city or county access drainage or utility ement are subject to removal or modification by the holder of set ement subject to any applicable ement agreements. Just so you know there's drainage ements that go through the site to the storm water funds. So public hearing was surrounding properties May 12th public hearing notice was published May 16th. We have not received any comments at this point. This is our proposed motion. Any questions? The applicant is here and I believe Bridgewater. **[13:45] Commission Member:** You mentioned something about the traffic. Does anything have to be done with the existing roads on Still Water or anything like that? **[13:52] Sophia (City Planning Staff):** It's all being done in the development. So, turn lanes and all that. It's already being taken care of. **[14:00] Commission Member:** This is pretty easy going in there then, isn't it? I—I'd like to follow up on that also. I always have a concern whenever we're right above coming about to the open space development and the people that are living on the Still Waterway and uh I know that that's supposed to be a trail at some point that connects through from the regional park reserve and so on up through with Washington County. And so I do have some concerns on that. And I know that that is really heavily used. people cut through that—that Still Waterway all the time and they go fast and the curve that comes in. I mean, if you—if you don't have your turn signals on, if you're going somewhere, you got run over. So, I do have a concern on speed in that area and the number of people. In addition, um, I know we used to have airport safety zones. I guess that's gone now because they changed the runway a little bit and there's—there's supposed to be like so many feet clearance from when a plane's coming in. So, just a quick comment on that. **[15:05] Sophia (City Planning Staff):** They were sent the um the plans and they provided comments and said it doesn't need a variance. **[15:12] Commission Member:** Yeah, it was 34 feet and they have like 130 or something. But just—I remember planes coming down in the field. So, that's why I always kind of bring this up as a concern. And um they've always come down in the field across Yeah. Still Water Boulevard, right? Yeah, that's area. Yeah. And um but those are my concern. And then the storm water I think—what's the—is that been taken care of? Is that going to be a holding pond or that going to be infiltration ponds? Because there's differences there. **[15:45] Sophia (City Planning Staff):** There's two different ponds that one I believe next is an infiltration pond. **[15:50] Commission Member:** And then the traffic flow. How's the traffic flow going to come into the facility from Stillwater Way or from the likely from Stillwater Boulevard? Because it's going to be right on the edge of Still Water Boulevard. So when you turn in, there's going to be the—the pond and then you make the turn to the right and it's right there. This would be right there and then the bank. So that would be the entrance and exit would be on Still Water Boulevard, not Still Waterway. It would—you would go out of the way if you wanted to go that direction. **[16:20] Commission Member:** Okay. That—that was my some of my thoughts and just wanted to go through that one. On this drawing you're showing Upper 40th Street North. That's actually Still Water Way, right? **[16:32] Sophia (City Planning Staff):** No, that's—that's a drive within the development. Exactly. **[16:35] Commission Member:** Okay, got it. Somewhere I saw you had a nice picture somewhere of the whole plot that—Yeah, there it is. That you can really see where it is on that. That might help. **[16:45] Sophia (City Planning Staff):** Yeah, it's there on 40th. There won't—doesn't look—Oh, I see where the turn is there. And the lot to the left is the storm water pond. Okay. So, they'll come in next to that and then get up to upper 40th. **[17:00] Commission Member:** So, h—how do we envision this um fitting in aesthetically to the rest of what's going in to the u—to the Bridgewater Village? We've only seen the bank site, so I'm trying to recall exactly what it looks like. **[17:15] Sophia (City Planning Staff):** It meets the design standards. A lot of glass, stone. Okay. Um, and it's kind of similar to this one, too. You see, I haven't looked at it closely, but you can see brick and— **[17:28] Commission Member:** Yeah. Okay. All the approved materials. That's a very attractive building. **[17:33] Chair:** It is. Thank you. That'll mean a lot to the people that live in that area. Any other questions for staff? Does developers want to speak? **[17:45] Marvin Wensman (Primrose Schools):** Happy to. All right. I can introduce myself. Sure. Who are you? Name, rank, serial number. Yeah. So, good evening. My name is Marvin Wensman. I'm with Primrose Schools. Um we're headquartered out of Atlanta, but actually live just down the road in St. Paul. Um so happy about the 15 minute drive versus a plane—plane ride tonight. Um but yeah, just quick background on Primrose. Uh we have over 500 locations, schools. Um we call them Primrose schools um based on the curriculum that we offer. They're actually child-care centers, so daycarees. So unlike um you know the traffic um question—unlike a school you know there's not one point that school starts right the traffic is coming in and um peak drop-off—drop off times in the morning are roughly 7:30 to 8:30 and pickup times are roughly 3:30 to 5:30 in the afternoon. Um but as I was mentioning we have 500 locations in 34 states. We have 20 within the Twin Cities market and um yeah, our franchise owners are local residents of Lake Elmo. Um we franchise operate all of our buildings and um they are not here as you can see, but they are very excited about the opportunity and um yeah, we're excited as well. **[19:15] Brendan Bar (Stantech Consulting):** And I can introduce myself. My name is Brendan Bar. I'm an engineer with Stantech Consulting Services. specialize in the storm water management. So if there's any specific questions regarding that, I'm happy to answer any questions you may have. **[19:30] Commission Member:** Glad it exists. Storm water management is always kind of interesting to me because sometimes it gets managed and sometimes it—it doesn't get maintained. And uh that was always kind of a concern that I see. People will say, "What—what did you put in my backyard?" And then they don't realize exactly how it's to function. So that was the storm water management. I believe this is to be reused for irrigation purposes also. **[20:00] Brendan Bar (Stantech Consulting):** That's correct. So there will be on the north side of Upper 40th, there will be a—a wet pond, a retention pond for reuse, irrigation of the green space on site. And then just directly to the west of the Primrose Daycare, there will be an infiltration basin that will um recharge—recharge the groundwater and reduce the volume ultimately leaving the site. That was one of the conditions that the Valley Branch Watershed District required prior to approval. **[20:30] Commission Member:** Does that run through a filtration system then in order to use it in the sprinklers? How does that work? **[20:38] Brendan Bar (Stantech Consulting):** So the—the infiltration system will not be part of the reuse. [It] is more of the volume reduction and water quality benefit that it provides. Uh the wet pond that's north of upper 40th that will serve—it's been oversized to provide a reservoir of sorts to um allow a draw down and then when you get rainfall and runoff to recharge and provide that water again for the irrigation purposes. **[21:10] Commission Member:** There must be some pump system and filtrations and all of that in— **[21:14] Brendan Bar (Stantech Consulting):** So there's a—there's a pump system in there. It's going to have um filtration and UV treatment so the water coming out is as clean as possible. Kill the bacteria, make it free from sediment. **[21:28] Commission Member:** I was interested. You said this is a daycare and it's two stories and I forgot 12 classrooms I think something like that. **[21:35] Marvin Wensman (Primrose Schools):** That's correct. Yeah. **[21:37] Commission Member:** So full—what are the ages? **[21:40] Marvin Wensman (Primrose Schools):** Uh six weeks to five plus really. Um the franchise owners have an option um to offer, you know, for—the average age is 6 weeks to 5, right? But they do have some after-school uh programs as well. We call them explorers. So yeah, all ages 0 to 3 are on the first floor and then older ages are on the second floor. **[22:05] Commission Member:** And approximately how long would it take to come to capacity for something like this? **[22:10] Marvin Wensman (Primrose Schools):** Um that's a good question. On average, I'm guessing, probably a couple years. Um, it's not quick. No, no. But, um, yeah. Yeah. And the reason we went to two stories—we usually do one-story buildings, but with the undevelopable land on the south end, um, and the parking requirements, landscaping, it kind of forced us to do the two-story, which is—is common. **[22:40] Commission Member:** Okay. We have a lot of buildings two-story as well. That'll be elevator in the building. **[22:45] Marvin Wensman (Primrose Schools):** Yep, that's correct. **[22:47] Commission Member:** Interesting. Any other questions? All right. Thank you. Yeah. **[22:52] Chair:** Thank you. Thanks guys. There's public hearing. No, that's correct. I move to open the public hearing. **[23:00] Commission Member:** I've got a question. Oh, I'm sorry. Yeah, go ahead. Okay. Uh, one thing that—that bothered me was the noise. And there's a comment in the—in the documentation I have, "developer should assess the noise situation and take any actions outside of the county right away deemed necessary to minimize the impact of highway noise." But it talks about NAC, which is noise area classification, and that's the first I've ever heard of that. I don't know what that is because it says residential uses located adjacent to [highways] often get complaints of highway noise. Is that something we should be aware of or learn about? Where is it? It's in the report or— **[23:45] Sophia (City Planning Staff):** Yeah, it was—it was just in the documentation that I have was from Washington County—a letter from Washington County. I saw that it date—dated April 25th, 2025. in terms of the county's notes, they would have to meet all the standards that the county sets. So, if there's something specific the county's concerned with—it talks about the trail and then talks about noise. So, I just wanted to be—know that you're aware that this is there. **[24:15] Commission Member:** I imagine if there's a noise issue, it's going to be from the highway, the airport's going. Yeah, there's a lot of traffic—airport traffic—that pattern. and they run a lot. You know, we put schools in places where there's much more noise. **[24:30] Chair:** Uh, there's a motion on the table to open the public hearing. All in favor? **[24:35] Commission Member:** Second. Oh, we—I thought we had a second. All right. Yeah, we had a second. No, now we have a second. Thank you. I didn't do anything. **[24:45] Chair:** All in favor of opening the public hearing. **[24:48] Multiple Members:** I. I. **[24:50] Chair:** Opposed. Now the public hearing is now open at 6:55. And do we have anyone from the public? **[24:58] Susan (Staff):** We have no public comments that were emailed in or sent. **[25:02] Chair:** And no one's here. No public comments. And with that, since there are none, do we have a motion to close the public hearing? **[25:10] Commission Member:** Just want to thank the applicant for a couple things here real quick. I saw in the notes that I appreciate. Um, one, I'm very happy to know that the owners are living in—in Lake Elmo. Um, I also um like the idea that the—that the um—that there are stalls for the drop off, that the children will be walked inside of the building versus just dropping and—and leaving. Um, I'm guessing that has a lot to do with the age of the—of the children in the school. **[25:40] Chair:** Jane, let's close the public hearing before we do. Let's close the public hearing first. Motion to close the public hearing. **[25:48] Commission Member:** Second. **[25:49] Chair:** And with that, the 6:56 the public hearing is closed. Any additional discussion or—call a question to close the public—call—I'm sorry. Correct. All in favor of closing the public hearing. **[26:02] Multiple Members:** I. I. **[26:04] Chair:** Opposed. Public hearing is closed at 6:56. Any additional discussion or comments? **[26:10] Commission Member:** Just comments mostly. Um I move to recommend the approval of the [request] from Primrose Schools Franchise Corporation for a conditional use permit to construct and establish a daycare facility at the property described at 11899 Upper 40th Street based on the findings of fact with the conditions listed in the staff report. **[26:30] Commission Member:** I'll second that. Um I think it's a great thing for our community. Uh, Primrose is—is known as— **[26:38] Commission Member:** Say again. **[26:40] Commission Member:** I think it's known—well known. It's a well-known. Yeah, it's a well-known brand, if you will. Uh, considered one of the higher-end daycarees. And I think this, especially this portion of town, and with a growing population of young kids, it'll be great. I think the building looks great. Um, it's awesome that they were able to make it a two-story with an elevator and—and still fit their performer. So, uh, for those reasons, I'm all for it. **[27:10] Commission Member:** I agree. I um appreciate the fact that the land usage um taking into consideration the land around it and what needs to be done and it looks like it was done well. Um I appreciate that. **[27:25] Commission Member:** Yeah, I like the mixed-use community. It's a nice way to blend from the commercial into the residential. And I think that the building is um very nicely uh designed so that it—it does seem like it's a transition there. Um I love that there's opportunities for local employment. It's stimulating our local economy. Uh their—their vision for the well-rounded and family-friendly community. Um and um hitting the need to support our growing population. I—I think all of it is positive. So I—I love it. I'm—I'm—I'm surprised that we have that many young people um in our community, but it's good. **[28:15] Commission Member:** We're growing growing. It's growing fast, too. So, I think it's a good thing it'll fit future demand, too. It's not for sure, which is coming very fast. **[28:25] Commission Member:** It's nice to see some kind of school in the downtown area. **[28:30] Chair:** Noted. All right. Shots fired. With that, uh there's a motion on the table. All in favor of the motion. **[28:40] Multiple Members:** I. I. **[28:42] Chair:** All opposed. With that, the motion passes. All right. Thank you. And I think this is June 3rd also right? **[28:50] Sophia (City Planning Staff):** The next item is new unfinished business. No items. **[28:55] Chair:** No items. Communications update. **[28:58] Sophia (City Planning Staff):** Uh, no items that have been reviewed by the planning commission went to city council between now and our last meeting. June 9th will be cancelled and then our next meeting will be June 23rd. And just a note that we do have one vacancy on the planning commission. So if anybody wants to apply, now's your chance. **[29:20] Chair:** You have an empty chair. **[29:23] Commission Member:** Did the uh development over by Quicktrip, did that get presented? **[29:28] Sophia (City Planning Staff):** Not to city council yet. Okay. I believe they'll be going to the second meeting in June. So, they got a—a little extension. **[29:38] Chair:** Okay. All right. Any other questions or comments? **[29:42] Commission Member:** I've got a comment. I believe there's a meeting tomorrow at the—middle school on 10th Street and Lake Elmo Avenue for the—for the road transportation. I—I have wrote that on my calendar. I just want to make sure that that is correct. **[29:58] Chair:** It was just an open house from 4 to 6 tomorrow. **[30:02] Sophia (City Planning Staff):** Yep, that's correct. **[30:04] Commission Member:** Okay. That a school district—Washington County. **[30:08] Chair:** Washington County is an open house on the what's happening with 10th Street and Lake Elmo. So there's no formal presentation, just an open house. Y—for those who are interested. There we go. All right. Do we have a motion to—if there's no other comments? We have a motion to adjourn. **[30:25] Commission Member:** Make a motion to adjourn. **[30:27] Commission Member:** Second. Anyone second? **[30:29] Commission Member:** Second. **[30:30] Chair:** All in favor? Let's go. All right. The meeting's adjourned. Was easy. 7:01.