One item at the meeting was the detailed deliberation on the Willowbrook 12th edition, located at 40th Street and Interstate 694, the last developable site in the Willowbrook neighborhood. The developer proposed constructing 98 townhome units, each to be sold individually. This proposal required a planned unit development (PUD) amendment due to deviations from existing zoning standards, particularly concerning density and setback requirements. The current PUD mandates a high-density residential area to contain between 35 to 55 dwelling units per acre, but the developer proposed a lower density of approximately 10.3 dwelling units per acre. This adjustment was justified by the developer as aligning with market demand for this type of housing.

Setback deviations were also a point of contention. The development site, located near Interstate 694, required a 60-foot setback, which was mostly met except for a minor deviation of four feet, resulting in a 56-foot setback. Additionally, on the southern side along 40th Street, a 35-foot setback was required. However, due to a property boundary jog intended for a future pedestrian bridge, the developer requested a reduced setback of 30 feet. The city engineer reportedly had no concerns about these reduced setbacks, and staff also supported these adjustments.

The exterior design standards were addressed, with the developer planning to use approximately 86% fiber cement, 2% stone veneer, and smaller percentages for garage, entryways, trim fascia, and soffits. Previous developments in the Willowbrook area have allowed fiber cement to qualify as a class one material, and staff confirmed that the proposed materials aligned with PUD standards.

Tree preservation was another concern, as significant trees currently exist on the property. While most trees would need to be removed for development, a landscaping plan was in place to ensure new trees would be planted. The project faced challenges concerning noise due to its proximity to the freeway, with a noise variance requested by the developer. This variance would allow the developer to meet state noise requirements through specific building materials or special windows.

Parking was a substantial issue, with concerns about the length of driveways only accommodating two vehicles, potentially leading to overflow onto streets. Plans included a guest parking area for 13 to 18 vehicles, but questions remained about street parking during events. The limited space for snow storage was also acknowledged, with plans to manage snow removal through trucking if necessary.

The historical context of the project was also discussed, with references to past workshops informing the current proposal. After thorough deliberations, the commission considered three motions concerning the development. They recommended approval of the PUD amendment, the final plat for Willowbrook 12th edition, and the site plan for the development, with minimal opposition.

Besides Willowbrook, the commission addressed a conditional use permit for Oak Liquor on Geneva Avenue. The permit aimed to add an electronic dynamic business sign to an existing monument sign. This location, at the intersection of Stillwater Boulevard and Century Avenue, allows such signs through a conditional use permit process. The existing monument sign measures 48 square feet per side, and the proposed electronic component would add 32 square feet per side. Compliance with city zoning ordinances was required, including criteria for brightness limits and operational hours due to the sign’s proximity to residential properties. The commission recommended approval of the permit with conditions on display duration and brightness levels.