HomeMy WebLinkAboutMINUTES EDA 10.18.22MINUTES FOR THE EDA MEETING OF OCTOBER 18, 2022
Chair Weidt called the meeting to order at 5:30pm.
PRESENT: Chrun, Denaway, Gallivan, Klein, Puleo, Roberts, Weidt
ABSENT: Arcand
STAFF: Bryan Bear, City Administrator
Rachel Juba, Community Development Director
Max Gort, Associate Planner
APPROVAL OF MINUTES FOR THE EDA MEETING OF SEPTEMBER 20, 2022
Commissioner Klein made a motion, seconded by Commissioner Denaway, to approve the September
20, 2022 EDA meeting minutes.
Ayes: All.
Nay: None.
Motion carried.
ONEKA COMMONS SKETCH PLAN
Staff gave background on the proposed sketch plan for development on a 92-acre property located on the
south side of CSAH 8. The applicant, Peter Stalland, is proposing to develop the property into 8 separate
parcels with the first development being two 70-unit apartment buildings near the intersection of Oneka
Parkway and CSAH 8. The property has a multitude of zoning districts and land use designations on site.
Along CSAH 8, the land is zoned and guided for Commercial use (COM) to the west and Mixed Use (MIX) to
the east. In order to develop the property as presented in the sketch plan, the applicant would need to
rezone and change the land use designation of this portion of property from Commercial to High Density
Residential. Currently, the City Code and Comprehensive Plan allow for up to 10 units per acre of
residential development, and the Mixed-Use land use designation allows for up to 60 units per acre when
integrated into a true mixed-use development. The applicant is proposing extending the mixed-use
designation further to the west to accommodate higher density. Staff recommended that the applicant
should follow existing land use designations, and stated that higher density residential may be supported
in the lower density guided areas on the property. Staff also recommended that the EDA discuss
developing the property using existing land use designations, whether the commercial corridor originally
envisioned should remain, and the location within the 92-acre property may be the best for the project.
The applicant, Peter Stalland spoke to the EDA stating that a density of 20 units per acre is needed for
financial viability in the development market, and that developing entire 92 acres was beyond his scope.
The EDA Commissioners discussed possible locations for the apartments, generally agreeing that the
proposed location immediately south of CSAH 8 would drastically alter the character of the area and was
not in the vision of the Comprehensive Plan. The EDA discussed whether the project could be built with a
horizontal orientation of uses in the area designated for Mixed-Use development, on the corner of the
intersection of CSAH 8 and Highway 61. Chair Weidt suggested that the applicant continue working with
staff to find solutions, and City Administrator Bear suggests that the applicant complete the sketch plan
review process with the Planning Commission and City Council to collect comments from all levels of city
government before proceeding with a more formal plan.
SKETCH PLAN FOR ROSEMARY PLACE
Staff presented background on a sketch plan for a 90-unit apartment building to be located on
commercially zoned property to the south of Rosemary Way and to the north of CSAH 8. The
apartments are proposed to be located across Rosemary Way from the existing Rosemary Apartments
project. The property is approximately 13 acres, of which 7.7 acres is currently buildable. The
applicant, Mark Lambert of Summit Management, LLC., is proposing to fill wetlands to create more
buildable acreage and meet the density requirement of the R-5 zoning district which allows 10 units
per acre. The sketch plan shows the apartment building being located on the northwest corner of the
property, with the remaining portion of the property being set aside for recreational space or a
possible PUD with commercial uses. The property is zoned and guided for commercial use, meaning
that the applicant would need to apply for a zoning amendment and a Comprehensive Plan
amendment to allow for high density residential development. The apartment plan shows a
combination of surface parking and rows of attached garages. Staff recommended that the EDA
discuss the future of commercial development as it relates to the Comprehensive Plan, and what the
future of residential development in the Victor Gardens area should be.
Mr. Lambert approached the EDA and stated that his product model allows for financial viability at 10
units per acre, primarily due to above-ground parking. Lambert further stated that the commercial
viability for the property is on the side facing CSAH 8, and that this project would utilize the less
commercially viable portion to the rear. The EDA generally agreed that the proposal and its density
were within the overall vision of the Comprehensive Plan, but Commissioner Puleo added that the
council will make the ultimate decision whether to adjust the framework to allow more apartment
projects.
UPDATE ON THE DOWNTOWN HUGO PROJECT
Community Development Director Juba gave an update on the Downtown Hugo project being
proposed by Dennis Properties, LLC. Juba stated that the City Council had approved the Preliminary
Plat and PUD applications, and that some further work is to be done with staff, including making
decisions on the issues brought to the EDA at the previous meeting.
ADJOURNMENT
Commissioner Klein made a motion, seconded by Commissioner Gallivan, to adjourn at 7:18 PM.
All ayes. Motion Carried.
Respectfully submitted.
Max Gort, Associate Planner