HomeMy WebLinkAbout2017.12.21 PC MinutesMinutes for the Planning Commission Meeting of Thursday, December 21, 2017
Commissioner Kleissler called the meeting to order at 7:07 p.m.
PRESENT: Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjernlund.
ABSENT: McRoberts.
STAFF: Rachel Juba, Planner
Kendra Lindahl, Planning Consultant
Bryan Bear, City Administrator
Approval of Minutes for the Planning Commission Meeting of October 26, 2017
Commissioner Arcand made a motion, seconded by Commissioner Lessard, to approve minutes for the meeting
of October 26, 2017.
All Ayes. Motion carried.
Commissioner Kleissler abstained.
Schwieters Properties, LLP. – Concept Plan
Juba presented a concept plan for a development to be located at the southwest corner of 140th Street and
Fenway Blvd N, in the Bald Eagle Industrial Park. The plan shows four buildings on 30 acres, including a
manufacturing building, a cold storage building and two office buildings. The property is zoned Business Park
and contains wetlands. Juba described access to the site and explained how 140th Street could be constructed
through a cost sharing arrangement. The plan does not show sufficient parking to meet ordinance standards,
however deferred parking is possible in the outdoor storage area. Exterior storage is proposed and requires a
Conditional Use Permit. The Business Park zoning district does not allow exterior storage of raw materials.
Juba explained that while the applicant is proposing to store raw materials (wood) on site, it seemed appropriate
in this setting. A 350-foot buffer, including landscaping, berms and a cold storage building, is provided for
residential property owners to the north. Juba mentioned that park dedication fees do not apply to industrial
projects. The buildings are proposed to be constructed with concrete tilt-up panels. Wetlands on the site make
development of the property difficult. The applicant is proposing wetland impacts, and is working with the
Technical Evaluation Panel, which hasn’t approved the impacts so far. Because of the wetlands, it is possible
that the plan will change. Juba concluded by mentioning that the EDA reviewed the plan earlier in the week
and were supportive of the concept. The applicant was requesting feedback on the layout, exterior storage,
parking and other factors.
Mike Brass from Colliers approached the podium and introduced Pat and Blake Schwieters, as well as Eli
Rupnow, engineer from AMI. Brass explained the manufacturing process, the operations plan, including
deliveries and pick-ups, and outlined possible project phasing. Brass also mentioned that the applicants met
with neighbors to the north of the site to explain the project and answer questions.
Arcand asked about fencing.
Brass said the plan shows a security fence around the yard, but they have not yet determined the height of the
fence and the type of fencing material.
Arcand asked about the office buildings.
Brass said the offices could be occupied by Schwieters in the future, or they could be leased to other tenants, but
this hasn’t been decided yet.
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December 21, 2017
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Lessard asked about screening along the north property line.
Brass confirmed that a berm would be constructed with landscaping.
Luchsinger requested clarification on phasing.
Brass responded that the phasing will be market driven. He anticipated that the large, 108,000 square foot
building would be constructed in the first phase. Half the building would initially be used for cold storage with
the other half being used for manufacturing. Eventually, they anticipate that the manufacturing component will
expand into the entire building. As that occurs, the cold storage building would be constructed.
Derr explained that he lives nearby and asked about future traffic on 140th Street.
Brass explained that they like the future road connections, but they are not critical at this time. Deliveries and
pick-ups will occur by truck from 8am-5pm, Monday through Friday. He expected noise from the site to be
limited.
Derr confirmed that minimal noise currently coming from the existing Schwieters buildings is acceptable.
Arcand asked about the number of employees.
Pat Schwieters said that there are currently 200 employees. There would be 100 additional employees with full
build-out of the manufacturing space.
Derr asked if construction of the building would look like the other buildings.
Brass confirmed that they would be compatible and will look pleasing.
Kleissler questioned the phasing and noted that while outdoor storage will be used in the first phase, the
anticipated screening of the storage areas will occur with future buildings that will not be built until later
phases.
Brass discussed the possibility of adding pine trees with phase 1.
Rupnow added that there will also be a significantly wide buffer zone, a wetland, and a berm.
Arcand asked about future plans north of 140th Street.
Juba summarized area development plans and future road improvements.
Kleissler asked the Commissioners to provide comments
Tjernlund suggested that the parking as shown should be sufficient. He pointed out that state agencies will
address any environmental contaminants, and felt the Commission should focus on aesthetics rather than
environmental issues.
Luchsinger commented that good thought has been put into the plan related to screening. She would like to see
connections to the trails and natural amenities within Clearwater Creek Preserve.
Derr said that he was comfortable with the proposed parking layout and noted that additional parking for this
campus is available on the east side of Fenway.
Arcand asked staff about conditions that might be proposed under a CUP for the outdoor storage.
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December 21, 2017
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Juba anticipated conditions relating to circulation of emergency vehicles, the height of the materials being
stored, and the screening methods.
The applicants thanked the Commission.
Discussion on Draft 2040 Comprehensive Plan
Lindahl summarized the results of the public open houses and reminded the Commission of the procedural
steps. She began presenting the draft plan and summarized changes, specifically noting that the future land use
plan remains nearly unchanged, and discussed the status of studies and public feedback related to Eastern Hugo.
Arcand asked about the public’s preferences for development in Eastern Hugo.
Lindahl reviewed the options that are available to the City, and commented that the public’s preference was to
finish the next phase of the eastern Hugo study before making land use changes.
Arcand wondered if the timing was important, and specifically asked if there would be a point in time when it
could be too late to make a decision about Eastern Hugo.
Lindahl mentioned that the City will review it again in ten years with the next update.
Tjernlund asked about the process for deciding where boundaries are created between land uses
Juba and Lindahl explained the public process surrounding the comprehensive plan update, the history of
established land use and zoning boundaries, and the process for landowners to initiate their own change. Juba
further commented on the Planning Commission’s role in the process.
Lindahl continued with her presentation and highlighted various sections of the plan including a summary of
how the city can meet its affordable housing goals. She also focused on mixed-used areas, the housing plan, the
economic development plan, parks and open space, resiliency, transportation, and water supply. She
emphasized the extensive work on the parks chapter and noted how transportation planning was being
integrated with parks and trails planning. She finished by outlining the next steps which include drafting the
implementation chapter, and holding an open house on February 26. She anticipated a public hearing at the
Planning Commission on March 8, with possible approval by the City Council on April 2. Following Council
approval is a six month review by surrounding jurisdictions and agencies, leading to formal adoption by the
City and submission to the Met Council by early November 2018.
Tjernlund initiated a discussion about whether eastern Hugo influences planning goals in western Hugo.
Lindahl and Juba responded that the affordable housing and density goals apply to areas of western Hugo that
are developing with city utilities. Land within eastern Hugo does not factor into density calculations.
Arcand asked what happens if the City doesn’t meet the affordable housing goals.
Lindahl responded that the only requirement is to set the goal. Implementation of the goal is not required.
Luchsinger commented on the layout of the document. She was pleased with the addition of the visuals and
thought the document was well organized. She appreciated the blend of text with graphics and felt the
document was very readable. The format worked for her while reading it on a computer screen.
Derr asked about the online format.
Lindahl answered that it will likely be downloadable as a pdf.
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Schedule Goal Setting Workshop
Juba talked to the Commission about scheduling a workshop for the purpose of setting goals for 2018. Juba
suggested a date of Thursday, January 11, 2018 at 6pm. Staff suggested an informal workshop including a
potluck dinner. The Commission agreed to the potluck workshop at the date and time suggested.
Adjournment
Commissioner Lessard made a motion, Commissioner Arcand seconded, to adjourn at 8:31 p.m.
All Ayes. Motion carried.
Respectfully Submitted,
Bryan Bear, City Administrator