something in the day. I had they probably. You’re right. All right. 7:00. Yeah. We’ll take care of 10s of silence here. And we will call the August 5th Planning Commission meeting to order. Uh, let me check the roll, please. Commissioner slaughter here. Commissioner Harmon here. Commissioner Brickman is absent. Commissioner Collier here. Commissioner terrace, here. Chair. Mannix, here. Commissioner Landy here. Commissioner alkali. Here. Commissioner Reddin here. All right, so first up, we have planning case 2604 plat CIC, 8000 Bass Lake Road, Woodlake at new Hope. Petitioner. Good evening, Chair Maddox. Members of the Commission, Jeff Alger, community development specialist. Tonight we’re reviewing a preliminary and final plat for the creation of two distinct lots at 8000 and 8008 Bass Lake Road, using a common interest Community plat or a CIC plat. This property is located in zoning district or Planning District one. The Comprehensive Plan supports the improvement of the senior Living campus, and it references the need for more senior housing, specifically independent living for independently living elderly residents. As we look at the aerial, you’ll see to the north, there’s GPO zone property, the golf course, and then some, an R-2 two, one and two family residential home as well. To the west we have the golf course and our four high density residential. To the south, Seabee community business to the east are for high density residential apartments and townhomes. This is a 11.3 acre site with access from both Bass Lake Road and from Winnetka Avenue North. The senior living facility at this property includes two distinct buildings that are connected by a corridor with a firewall and a locked security door. That separation point is denoted on screen with the red dashed line. The building to the south, 8000 Bass Lake Road, houses a nursing facility known as Woodlake Health Care and Rehabilitation Center. The building to the north, 8008 Bass Lake Road, includes independent living and assisted living apartments known as Woodlake Residences. The applicant is proposing to subdivide the property using a CIC plat to create two legally distinct units, which can be separated, which can be separately financed. CIC plats are required for condominiums and other similar developments, in which the units owners interests are characterized as real estate. Chapter 13 of the new Hope City Code requires that the CIC plat be approved by the City Council. The proposed plat would create two parcel units that follow the outside perimeters of the existing buildings. The nursing facility or the South building would become unit one, while the Independent Living and Assisted Living Apartment. The North building would become unit two. They are not proposing any physical changes to the site or buildings at this time. Here you’ll see the preliminary plat that was submitted. You’re looking at this. The north is to the left and the south is on the right. So beginning with the zoning analysis, starting with the zoning of the property, it is our five senior and physical disability residential housing, senior housing is a permitted use in this district because the buildings are already constructed. Zoning requirements which are not met by this development, such as building height and setbacks, are considered existing legally nonconforming conditions. Any changes to the building or site in the future would need to meet zoning standards for the R-5 district, and specifically focusing on the preliminary and final plat. The proposed CIC plat separates the existing connected buildings into two units. Again, no physical changes to the site or buildings are proposed as part of this plat. The plat will document existing site conditions and will be used and needed if any changes are pursued in the future. Here’s the final plat again. North is on the left with the application. There was CIC declaration submitted and a CIC declaration is a legal document that formally establishes a shared property. Community dictates its rules, and specifies how the property is managed and divided. The applicant has again provided a draft copy of that declaration, which is subject to review by the city attorney. The declaration limits each unit to senior living uses such as independent living, assisted living, memory care, or nursing services, so they wouldn’t be able to use one of the two units for something completely unrelated to to what the uses that are that are on site. Property registration beginning on August 1st. State law will or already did begin prohibiting properties with both registered or torrens and unregistered or abstract land from pursuing this type of CIC plat. Abstract property and Torrens property are two different ways to track and prove who owns a piece of land. An abstract is a long history of past owners and documents. While Torrens is an official certificate issued by the court that acts as absolute proof of ownership. So this parcel, in order to pursue this, must be either entirely registered Torrens or entirely abstract. The subject property includes both registered and unregistered land. The area shown on screen in green is Torrens, and the rest of the property is abstract. The final plat will not be recordable unless and until the abstract portion has been registered as Torrens, resulting in the entire property being registered to Torrens property. As mentioned, the two buildings are connected by a corridor with a firewall and a locked security door that is located where that red line or red dashed line is on screen, and one of the conditions associated with this would be that the applicant must verify that the dividing barrier between these two buildings in this corridor is a code compliant firewall. As required by chapter 13 of the city code, the applicant has submitted all the necessary paperwork and plans related to the existing conditions. Preliminary plat and final plat. Again, the applicant is requesting preliminary and final plat approval. As always, property owners within 500ft of this parcel were notified of the request and public hearing by mail. Legal notices were published in the Sun Post newspaper and on the city’s website. Two land use petition signs were placed on the property, and staff received a few inquiries about this request. Wanting to understand what what they were asking for, it is recommended that the Planning Commission approve a preliminary and final plat for the creation of two distinct lots at 8000 and 8008 Bass Lake Road, using a CIC plat, subject to the following three conditions. One. Verify that dividing barrier between two buildings is a code compliant firewall by completing a full Minnesota State Building code review by a licensed architect, or by receiving documentation from a fire stopping company that confirms that the existing door and materials meet. Three our firewall assembly requirements. Two abstract portion of the property shall be registered as Torrens property, resulting in the entire property being registered. Torrens property and three common interest community declaration is subject to review and approval by the City Attorney. Tonight we have Reuben Noble, the owner of the property in attendance. Again, we would recommend opening the public hearing and I’m certain he would be happy to address the commission. Answer any questions, as would staff. All right. Thank you. Um, so first, any questions for Jeff? I have a quick question just regarding egress and the talk about the firewall and that there’s a door there that’s locked. And if it’s always been locked and if it’s, um, just sometimes there can be a what’s called a horizontal exit through a firewall. And I’m curious if there’s any egress information, if there’s any, if there’s without seeing a floor plan. Like what that egress looks like over in that area. Yes. Um, members of the commission, I believe that door was, you know, I think the applicant would probably be better off to address the history there. If you. Want to invite you up. Uh, if you could just state your name and address for the record, please. Sure. Reuben Noble, um, address of this from my home address. Uh. 8008 East Lake Road. Um, so this door actually is a door that was always closed. Um, you were able to open it by pressing a button. It so happens that recently. Nothing to do with this. Even though there was rumors about this. That was why separately, for residence safety, we actually put a, um, like a system in where you have to use a key fob to open it because we, we had residents in the nursing home that we were concerned were wandering and going out to the other side. So that’s that’s the history of the door. It isn’t like a separate fire. The door is fire rated. We did have, um, we did have someone come down and look at the space. Jeff actually went down himself to check the space on top, which may need a little bit more added to it to to make that three hour fire. Fire safety. We’ve got an engineer coming at an architect looking at that. Okay. Is the architect looking at are they studying egress at all or are they is it purely just the fire? Truly just the firewall which was raised to us. But we can have them look at what’s needed. Any other questions for the applicant? Uh, I just had once a curiosity. One more on my part. Uh, once this goes, I guess I have to first. Have you guys actually started the petition to register everything? Torrence. Yes. And the second one being. I’m just curious to this go through and be adopted. How long do you think it will be pretty much a declaring board versus, uh, the owners boards for that? The members board.? It’s clear the distinction. Uh, usually when the declarant makes a CIC and things like that, for the first couple of years and things, the board that actually runs the association, it’s made it primarily of people that are with the Declarant. Yep. And then it slowly transitions off to people getting voted on the board. And then it’s not a declared board. This will always remain at the clearance board. We on both. Sides of it. That’s why I was wondering, because of the nature of the facility, I was just making sure. Yeah. So we couldn’t see that from the deck. Yeah, yeah. We went. We owned both sides of the campus. That works. For me. Separate licenses. And even though no resident owns their own unit, it’s all it’s all just rented out. I was just curious because that wasn’t obvious from. I understood it. That’s all I got. I have a question. Um, well, it continue. And even after this that you’ll be able to continue as a certified or, um, skilled nursing facility to keep your license and the Medicare certification. Yes, 100%. The only thing we got a bunch of questions that did come in, and some of them seem to be about at this point, nothing is changing operationally at all about the buildings. It’s purely just a tax distinction that the purpose of it will allow us to. The nursing home is more stable, and we’re going to we’re going to put a HUD financed mortgage on that. And then the assisted living needs capital. We’ve already started some capital work, and it allows us to free up the ability to finance it separately with the bank that will that will work on helping us renovate the property over the next number of years. Thank you. Anyone else? All right. Um, I mean. Any other statements or anything that you want? You don’t have to, but. Just thank. You all for one here and. I appreciate it. Thank you. All right. Um, at this time, I would entertain a motion for a public hearing. I move, we open the public hearing. Second. All in favor? A right? I have one thing for the for the public hearing. Um, staff received an email from Gloria J. Thompson regarding, uh, the public hearing for tonight, that she couldn’t be here and, uh, which was forwarded to, to the commission. And as I looked at it, I, it appears to me that this is more operational issues than issues that pertain to this, but I wanted to bring it up one because she couldn’t be here and she was spoken. It was at the public hearing. And two so that so it’s acknowledged and that we received it and, and and we’re we’re addressing it as to what we can. But then I was wondering, Jeff, since you were the one that received it, could you forward it to management or has it been forwarded them so they have a chance to reply to her questions and issues? Yes, Commissioner Collier, we did forward that on to their staff. So they are aware of. Okay. And that’s all I wanted to just so we had it in the record and that they had a chance to respond. And so she couldn’t be at the public hearing. And so she wanted. To be point of order. Did you want it to be in the record that we received it and it was forwarded on, or did you want the actual message to be part of the record? I don’t think that, no, I think I that’s a good point. And I guess I didn’t think I wanted to acknowledge that. We acknowledged that we received it and we forwarded on and we forwarded on to, uh, to management because it was operational versus the issue here at hand for the Planning Commission. That’s all we need. Yep. Yeah. Yeah. And, Mr. Chair, if I. Can um, I would concur that after reading that email correspondence that it was purely operational questions regarding how the the business can operate from this time forward, rather than specific questions related to the CIC plan. So I agree. I agree that it should be acknowledged today because of part of the public hearing, but also that it really has no bearing over your decision tonight. So I’m sorry I wasn’t clear on exactly what I wanted, but. Right. Yeah, well, we’re good now. Yeah. Thank you for acknowledging. All right. Um, I said entertain a motion. I move that we close the public hearing second. All in favor? All right, all right. Any discussion amongst the commission? Any one of. That’s all right. And I would entertain a motion for a motion to approve planning case 2604 686 8000 Bass Lake Road, Woodlake at new Hope. Incorporating staff comments and requirements to consideration by the City Council. Second, uh, Linda, can you take the vote, please? Commissioner slaughter.? Yes. Commissioner Harmon. Yes, Commissioner. Collier. Yes, Commissioner. Terrace. Yes. Chair. Maddox. Yes, Commissioner. Landy. Yes, Commissioner. Alkali. Yes, Commissioner. Redden. Yes. All right, so this passes. The commission will go to the City Council on the August 24th meeting. And just a couple weeks, uh, which will be right here again. So you’ll be required to be there for that as well. All right. Thank you. Thank you much. Thank you very much. Good luck. All right. Next up we have committee reports. Yeah. Thank you, Mr. Chair, for design and review Committee. We most likely will have a meeting, uh, this Thursday or on Thursday, August 13th. We had a three applicants, I believe, at the pre-application meeting. We’re pretty confident at least one of them will make application for next month’s meeting. Uh, along those same, uh, a the same line as far as the Codes and Standards Committee, I know we had the conversation last month about incorporating that into future Planning Commission meetings. We do have an item that we want to bring for consideration to the Planning Commission, again, not for recommendation of approval or denial, but for discussion on whether or not we should pursue it further. A staff that would then bring forward back to the Planning Commission in a more formal basis for action taken on that action. So we probably will have another meeting next month. They’ll make like three in a row. Wow wow wow. Yes, Yes it is. It’s good for the city for us to be back working, right? Yes it is. Yes it is. Uh, and comprehensive plan or 2050 plan. Is that just up in the air for now? Until I got up in there. It’s really down on the ground right now. It’s just moving. Very at a nice pace. as you can see. So Beth only has a couple more days left to have. It done. A couple more days. First of all. We do appreciate everybody from the Planning Commission that was able to attend that that meeting last week. We got some really good feedback. Uh, and then again, as you know, that process is going to take us quite a long time. So, uh, we are and we’ll bend the ear of the Planning Commission when needed. At certain strategic points during that process. And we’ll keep you updated on that. Will there be, uh, like a formal committee created or just kind of, as we did for the last one with. Yeah. So we. Went back and forth and whether or not a formal committee should be created this time around. Uh, we have nine of you on the planning commission. We think that’s enough people to have that as our committee to make some, some decisions as far as, you know, the direction of the city. Plus, we’ll have gotten a lot of feedback from other stakeholders and other staff members and so on and so forth. So, uh, the that committee will be well informed to help improve our comprehensive plan. Perfect. Thank you. Definitely like having everybody on that committee. All right. Uh, lastly, I guess we’ve got some old business. I move that we approved the July 7th, 2026. Planning Commission. Minutes. Second. All in favor? Uh, uh, any announcements? All right, then. We will move to adjourn. Second. All in favor? Aye aye aye. Adjourn. You guys are.