Planning Commission - Regular Meeting

Call the November 4th, 2025 planning commission meeting to order. Uh first item, approval agenda. Have any motion to approve? Motion. Second. Motion and a second. All in favor say I. I. Opposed hearing? None. Move on to approval of the minutes from October 7th, 2025 planning commission meeting. Motion to approve. Motion to approve. Second. and a second. Any discussion? Hearing none, all in favor say I. I.

Opposed? Hearing? None. Passes. Uh, item number four, zoning ordinance update discussion regarding the remaining zoning districts and maps section. And for that, I'll go over to John. All right. So, we have kind of our last section uh for review tonight. And then the plan would be to come back next month and we'll kind of do an overview of the whole thing. There's a whole list of items that were discussed or things that had to be tweaked or whatever. So, I'll kind of run through those at the next meeting and just touch on them to make sure everyone knows where we're at. Um, so tonight did we get that tweak in there for that goofy deck thing that it doesn't have to come to council? Remember?

Oh, yes. Okay. We have the portion of the code where it says if the deck is within 50% of the setback of Oh, then it has to go to council for approval. Yeah. [clears throat] Yep. So, that'll we'll go through all that next month then. So,

uh so yeah. So, tonight we're going to be talking about the commercial districts, the industrial districts, the public institutional, and I have the draft zoning centers tables. I think there's going to be a few tweaks left in there that we got to make sure everything's coordinated. As I was kind of putting that together, I noticed there was a couple conflicts that we got to make sure we'll touch on that next month. Um, one other item that we'll talk about, well, it's in there for tonight is the shoreland overlay district. I didn't propose any changes with that. We already have that in place, so I kind of just reformatted it to match the format. And then the flood plane district is listed, but it's not included. Uh, we do have that in different sections of city code. So, I wanted to ask, do we need to update that and and reformat for the zoning ordinance or just leave it where it's at in the code? I forget the section it's under right now, but it is currently in the code. So, that wouldn't be something that we'd actually go through and change, but it could be reformatted and put in the zoning district. Um, so we'll just kind of go through, like I said, those districts tonight. Um, the one new district that we're adding is the I1 light industrial district. All the other ones are currently existing. Um, so we did add that district in there, which is something that we've talked about over the last however many years um to have like a true uh industrial district. So we'll start with the C1 highway business district. Uh basically, you know, the purpose of this is to provide appropriate areas in proximity to arterial and collector roadways. This would be, you know, for highway business type commercial uses um that are oriented to the motor vehicle and things of that nature. um and not necessarily desirable to the downtown. Um not to say that you can't have some businesses that could go in either district, but the downtown's more oriented towards pedestrians. Highways more towards the automobile. Uh permitted uses. This is on page well says 113, which is a page in the ordinance. Um but that has a list of all of them. Uh the ones that are underlined again are the stuff that's

new. So like for instance, under eight it says religious institutions. It used to say churches. We're trying to make everything, you know, so there's no conflicting wording because that's the language that's going throughout the codes. There's things like that going on. 13 through 24 are some items that weren't necessarily listed. They might have been lumped in on some of the other things, but we're kind of just breaking a few things out. So, if you see anything in there that needs to be talked about, you know, let me know. I don't need to go through each one, but it basically lists businesses that are pretty comparable for that district. And I will say as you know the future comes and we have this ordinance in place and a business shows up that's different than this, they can always ask for an amendment at that time of something different that wasn't thought about. Um so you know but for now we're trying to get everything included. Permitted accessory uses and if you remember each district's going to have permitted uses, permitted accessory uses, conditional uses, interimm uses and then administrative permits. So every district now will have those categories. uh whereas before some had some some didn't, some were missing. So we'll try to make that. Now in some cases you may not even have like an interimm use in some districts but at least we have the category there for future um addition if needed. So permitted accessory uses these are the ones that kind of would be an accessory to the permitted use. and some of them like the the uh wind energy conversion system, ground source heat pumps, um solar energy stuff, uh buildings and structures for a use accessory the principal use. Um so basically this would be like an accessory building uh something of that nature, fences, signs, off streetet loading, off streetet parking, those are all accessory uses of the principal use. Uh letter D is conditional uses. Um so basically uh you know restaurants wind energy conversion systems these are existing things kind of added some you know specified some language in there uh for instance under letter A under restaurants drive-through restaurant versus drive-in business here again

we're just kind of making the language uh consistent throughout the entire ordinance um so you kind of go through there we have you know some of those requirements uh for those for that requ uh use or conditional use I should say um you know as we go through into page 114 I guess it says uh automobile repair uh commercial car washes, commercial recreation outdoor uh motor vehicle fuel sales um [snorts] you know motor vehicle sales uh which would be like a car lot you know this could be like boat lots things like that. And some of these uses have specific conditions that would go forward, you know, with the conditional use permit for that specific use. Uh theaters, um if somebody want to put a movie theater, something that would be something that's typically allowed in this district, veterary clinics, um micro distilleries with tasting rooms, small breweries and tap rooms, multiple principal buildings on one lot of record. This where you might have a couple, you know, bigger lots you that might have that. Um, one thing I'll say is the micro disteries, the breweries, the tap rooms, those are something that's fairly new over the last 10 to 15 years. So, they typically weren't in a lot of district uh zoning ordinances previously. Most cities have now used them. I I would say in a lot of cases, these brewies, it's already are kind of going the other way. There was a big rush for a lot of years to get them. Now, you're not seeing as many and actually some are actually closed in a lot of communities. But those are uses that could come into town here. So, uh, interterm uses, um, basically the outdoor service, sale, and rental as an accessory use. Uh, this would be like outdoor sales of, you know, equipment and things of that nature. Outdoor storage and accessory use. Um, you know, this is basically something that we talked about previously with outdoor storage, but it has some things there where you can screen it, different things like that, stuff to control dust, uh, different things. Um, cannabis businesses. So, if you remember, it wasn't re too long ago we added the the

cannabis ordinance, and that's actually in a different section of the city code under think business regulations, but in that code itself, it does address uh different types of cannabis businesses and which districts they can go in. So, basically, I took those businesses and inserted them into the district, and they were all allowed as interimm uses. So, in every district that allows this, you'll see those listed, and those uh actually go back to chapter 115. They're already in your code, but we're just adding them into the zoning orange like it should be now. Uh uses by administrative permit. Um this would be um daycare accessory to a principal use. So let's say we have a business that's a big facility and they want to add like an accessory daycare for their employees that bring their kids in. You know, you see big businesses have that. So that would be in there. Um [clears throat] temporary structures as regulated by by that section of the code. And then essential services. Uh and then sales, rental and display, outdoor um with in conjunction with that. So, uh basically essential services again are like your electric, gas, phone, cable, that sort of thing, like your private utility stuff. So,

I have a question. Uh going going back, I didn't want to interrupt you, but going back to the uh drive-thru restaurants, I don't know if it really matters here, but do we in the industry, we call them quick service restaurants, QSRs. That also accounts for some something that has a drive-through window, but also businesses who don't have drive-through windows, but they have the pull up to your number one, text when you're here, too. Yeah. Do we want to include anything like that or is that are we just drive-through restaurant being I I guess those are typically like a parking stall and I guess um

I don't know. I guess I guess I don't know if we need to because if they have the required parking stalls and they want to designate a couple of those for drive up business like that, I guess they can. Okay. Um so why are we targeting the drive-thru? Because it's got traffic and lights going around traffic lights. Um also stacking. You don't want to have it where they, you know, have two cars and then they're out in the street or something like that blocking traffic. Um so you just want to make sure

that we Yeah. the requirements and you know, stuff like that. There's no issues. Also, with drive-throughs, you have the speaker. You want to make sure it's not so loud that it's waking your neighbors up if it's a coffee shop in the morning or, you know, things of that nature. So, stuff like that. That way, we can have some conditions on there if need be. Most cases, you're not going to have too much problem, but um you just never know, I guess. So,

all right. Um Okay. Lot requirements. So, this is uh lot sizes, setbacks, height, you know, that sort of stuff. So basically a lot of this is existing um and I do have it underlined because previously under each district there wasn't requirements specified. It was in a table which we are still going to keep a table so you can look at them all at once but I know a lot of times if you say I'm going to put something in the C1, you go to the C1 and you're like well there's nothing here for lot size and where are the setbacks and you got to search through the codes. So if you're not familiar with it you may not know where to go. I know. So, we're going to have it here and then also in that table within the code. So, if you want to look at and compare a couple districts at one time, you can. But basically, everything's the same. Uh, the only thing I thought we changes the lot width from 120 to 100 ft. Um, you know, just because, you know, I don't know if we have to, but if you look at some of the other districts, and we'll get into this as we go forward, you know, it kind of might make sense because some of the other ones have 100 foot, you know, you know, requirements. So, why do we need 120 in this district? If you feel 120 is the number, we can leave it at that, I guess. Um, setbacks are all basically staying the same. Uh, sideyard setback, uh, 30 ft to a residential and we're going 20 feet. If it's two commercial structures next to each other, they'd still have 40 between the buildings rather than 60. Um, you know, but if it's adjacent to residential, we'll keep it at the 30 for that extra spacing, which is current. Other than that, nothing else is really changing. So, um, I don't if we have any questions on that at this point. So, uh, the next one is the C2 central business district or the downtown district. This is obviously to create a downtown, you know, to have pedestrian friendly type businesses. Uh, kind of goes through the same format. Um, there might be some overlapping on uses between districts, but there are some differences. Uh, permitted uses, obviously, the ones that aren't underlined are the new stuff. Um, you

know, the new one, the other ones are other potential districts or businesses I should say that should fit in that district that aren't currently listed. Um, so if you see anything in there that sticks out at you, you know, let's talk about it. But otherwise, pretty standard stuff. Um, permit accessory use is real similar to the the C1 Highway business district. Um, basically pretty much the same things there. Nothing too out of the ordinary. conditional uses uh motor vehicle sale fuel sales or uh with or without um convenience grocery. We already have one in the downtown district. Um you know, so that's what was it? Schmidies or whatever it's called. So that's there. Uh we basically the convenience store with vehicle fuel stations, what I previously said, we're kind of just making the the terminology all consistent again. It's got the requirements. Uh multiple family dwellings. This is one that's different. Um, but it has to be, you know, has some conditions with that. It has to be on the upper floors. It cannot be on the main level. Uh, it has some access to the dwellings, you know, some different things like that. This is pretty typical of downtown areas to have apartments on the upper floors of, uh, retail structures. So, we do have some of that in town here. Um, you know, off- streetet parking is a principal use. Um, you know, somebody want to put a parking lot in on its own lot, that can be done in the downtown. uh because obviously parking is typically a a thing of concern in the downtown area. It's always seems to be in short supply. Uh multiple principal buildings on one lot of record. Uh drive-th through service windows to an allowed use other inconvenience restaurants provided the following are met. So there is allowing for this in the downtown as well. Uh sometimes you I know we've had over the years a few different possibilities. You know one time there's a coffee shop that talked about going in with a drive-thru that never due to building code stuff never did happen. But there's other things out there um that could be in that um situation. Fitness centers. Um you know, we do have the the fitness

place over there in the little strip mall right now. Um once again on the next page, you know, stuff that's already in there. Some of them should have been underlined, but must have missed that. Um interimm uses, uh kind of the same thing. We got the cannabis businesses, including cannabis retail. That's the only one that would go in this district per the current ordinance. Um the outdoor sales storage. Uh then I also added number number four. This is one I wanted to talk about a little bit. Single family dwellings that are existing as of the approval date. So right now we do have quite a few single family dwellings in the downtown area that exist. And rather than outright saying that they're non-conforming because a lot of these are going to be there and they're going to be there for a while. you know, a lot of them aren't going away anytime soon. Um, this gives the ability to allow those people to continue to use this as the use it is, but also if somebody wanted to sell and become a business, I have that right. And basically, it's it allows them to be to the current uses of say the R2 district, which is a single, you know, allows for single family homes. And um, uh, basically it's an interimm use. uh the ones that are existing will be there but um you know there once it once that use goes away that use terminates it goes um so I don't know if anyone got any thoughts on that I guess on the because I mean there is times where people want to expand a put a deck on but they're not technically able to because it's non-conforming use so this would allow those types of structures to potentially improve themselves I guess so I don't know

that would be my preference I like that slotted as an interim use Yep. Yeah. Cuz I mean it's it's something that you know you know if [clears throat] you have a lot of grow growth potential and development potential maybe you don't put that in there but you know like I said some of these houses have been there 100 years it might be another 100 more. So let's allow them to continue to improve. So right

um and then the administrative permits uh which is the next session uh section. This is basically the same as the uh C1 district. And then the lot areas and requirements um basically uh they're pretty much the same. Uh we didn't really change anything other than the principal buildings at 40 ft. Um we put four stories which whichever is less. Uh and then accessory buildings we have them. So previously I should have mentioned this before the accessory buildings weren't listed but we added in the accessory section and we just want to make sure that if there is a accessory because one of the things we talked about was going from 17 feet to 20 feet with the accessory buildings. So I just want to add that in there so it's consistent. Um, that's that. Now, also in this district and under the current zoning ordinance, we have central business district design standards. Rather than be its own standalone section, we'll just make this a a subsection of the C2 district. So, we kind of got all these design standards listed on the next page. Some of it I'm uh taking out because it's kind of repetitive, I guess. You know, as far as lot requirements and setbacks, why put that in there a second time when it's already in the code somewhere else? So, some of that will go out, but it's all staying consistent. Your metal thing just fell. So,

okay. [laughter]

So, so yeah. Um, but other than that, most of this language is is pretty much existing stuff other than the stuff that really didn't need to be addressed, you know, like the off street parking loading areas. That's all stuff that's already addressed in the code. So, I'm not trying to recreate the whole section here. You can see on the page 120 that a lot of that's existing language that we'll just keep in there. Now, if somebody has an opinion that maybe that's over too much or overkill or things like that, we can talk about that. But, um, this was the current language. It talks about colors, franchise, architecture, uh, design elements, awnings, expansions. Um, so that'd be the current stuff anyone would have to follow if they wanted to do something. Um and then uh number 11, this is on the next page, site plan. It said site and building design review required. Uh under site plan review, that does include a review of the building for commercial, industrial, any type of structure like that, multif family dwellings. So I just I made that consistent again. So it follows with the the code itself. So, um, uh, so that being said, uh, if anyone has any questions on anything for that district, pretty straightforward here. Um, the next one is the commercial industrial district. Uh, this is the district.

Sorry, real quick. Number 11 there for site plan. Does that come to planning commission first with approval by city council? It does. It goes to planning commission for review, which is spelled out under that section. Then the city council ultimately approves it. So, they make a recommendation. It does not require a public hearing, but that's come [clears throat] here first for review. Thank you. So,

uh, commercial industrial district. This would be like the Casey's in the the area out there. Um, basically it's got a mixture of some commercial uses, but yet allowing for some light type industrial uses. Uh, it's not a true industrial district, so it does allow for retail, you know, commercial type things. Um, but, you know, we'll keep this district. And then, like I said, the next one will be the I1 district. And so, we'll kind of go through that. So permitted uses um basically there allows for some commercial establishments is uses permit in the C1 highway business district which is the existing right now. Um office wholesale businesses manufacturing um you know right now it says commercial industrial establishes for ma uh fabricating manufacturing well that's what manufacturing definition is. So uh warehousing this would be mini storage self storage stuff like that uh clinics instructional classes. So an instructional class, just so everyone knows, would be something like if you have a building, they want to do like gymnastics. A lot of times you'll see that in in kind of like a light industrial area, they need a big space. They need high ceilings. A lot of times you don't see that in the commercial areas. So that could be like an instructional class. So it's like gymnastics or taekwondo or, you know, stuff of that nature. Um some cities actually have hockey um facilities which actually kind of fall under that as well in that type of district. So basically it goes through and lists them all. Um government public buildings and structures you know we do have some in that area but they're technically zon I believe one zone for public institutional and trying to remember if the public works was still commercial industrial I can't remember off top of my head. I think they're all commercial industrial still if I remember right. So we wanted to make sure that was covered. Uh permitted accessory uses. This is very similar to the other districts you know signs the outdoor stuff. Um, basically nothing new there. Basically, you can see we kind of had that already in there. I just kind of cleaned it up and referenced it so everything's

consistent. Conditional uses. Um, very similar. So, animal kennels for dogs, cats, and other domestic animals will have this. That's kind of more of a a use that you don't necessarily see it in a commercial one all the time for a kennel itself. So, it could fall into this district. It also can fit under like an industrial type district. Um, automobile repair, uh, which is pretty straightforward. Commercial towers, uh, which was, uh, currently in the code. I just kind of updated it to the section. Uh, motor vehicle fuel sales, which we already have one in town under that zoning designation. Um, going on to the next page, you can see the ones that are out or crossed out. We basically just took those and cleaned them up and referenced new sections, things like that. Uh, interm uses. Uh basically this is pretty much the same as before. Uh previously we had solar farms under this district. Solar farms will now be removed from this district and put into the I1 district. Uh we don't have a large area currently under this district in town and I think a lot of the future industrial will go to the straight R1 like the Vinkmeer property potentially and that's where you potentially see a solar farm if it went that direction. um that is an interm use because ultimately those are scheduled for 25, 30 years, whatever, and then they could go away. Um cannabis businesses and I kind of listed like cannabis cultivation, the manufacturer, hemp manufacturer, wholesale cannabis retail, cannabis transportation, cannabis delivery. Those are all the ones listed under uh section or chapter 115. Uh the administrative permit, this is the daycare, sales, rental, temp structures, essential services. um same sort of ones as before. And then here the lot requirements. These are all basically uh the same thing as what was there. Um just uh kind of put them in this section from what was currently code. Yes,

I would propose front yard setback of 25 ft. That seems to be what's uh you see a lot in shim core is 25. Okay. The shim core because that's that's the current requirement right now I believe. So, I guess GIS was giving me funky measurements. Here's your little tool. Yeah. Going say from there to property line. It's always interesting when they take that says 26. What was I doing that day? I know. Some of them might be done before a lot of that, you know, some of them were before my time, but yeah.

Um, yeah, because the highway business is at 25. I mean, that's that's fine. We can go with that. Typically, if you do have an industrial use, so like a manufacturing use, like you'll see when we get to the I1, we actually I believe it's 40 feet I have listed in there. But if [clears throat] we want to go to 25, that's up to you guys, I guess. It's not a hill I'm going to die on. I just noticed. [snorts] All right. [clears throat] Any preference, I guess, from the planning commission. Is that just that one or did you measure a handful and they're all pretty consistent? This one is uh this one's 25 from here. That's Casey's. That's the most new building out there, I believe.

Do you count the island? Oh, yeah. I'm thinking the highlight. I forgot about that. Island's about 30. Yeah. Yeah. Those were the only two that I saw were at Oh, and Brad's the dumpster place, too. must be at 30, I'm guessing, on the other side there. Yeah, that'd be the newest one of the newer ones. Yeah, him on the the west side there. [clears throat] He's I think he's clearly 30, but yeah, 60 ft. Yeah, I know. It's up to you guys what you want to do. Could just well leave it 30. 30 is fine.

All right. Um the uh next page Uh we got design standards that are currently listed under the uh zoning district. So we kind of did the same as what we did with the C2 district. I kind of got them listed out there and it talks about building design standards of this chapter. It kind of references that. Um didn't really try to change much of it. Kind of left it alone. Um I know if I remember it wasn't too many years back. I think we adjusted some of the landscaping standards down on that. I know there's been some talk about you know maybe getting rid of that alto together. Um, I don't know. It's pretty much the same language. So, I guess we'll, if you guys want something different, now's the time to talk about it. So,

sounds like we're good there. Leave it. Yeah.

All right. Then the I1 district. This is the new industrial district. Um, and this would be there are some designations on the comp plan that this would fall under for future land uses. Um, in some cases you could have um use on the comp plan, you know, like uh industrial that could be a C1 or or an I1. So sometimes they overlap with zone different zoning districts. Um, but you know, a lot of this will be similar, but the purpose is a pride for establishment of a warehousing a light industrial development. The overall character of the I1 district is to have an office warehouse character. Thus, industrial uses allowed um in the district may be limited to those that are can compatibly exist to both lower inensity businesses and highintensity manufacturing uses. So, what we're trying to do is um find a district and this might be a future business park type thing where you get some bigger structures, some actual manufacturing type stuff, things like that. you know, this type of use is very good from a tax base standpoint from the city if you can find that. I know a lot of cities actually help fund the creation of districts um or I should say um industrial parks like this. Um so, you know, obviously it's big for you know, highway locations. So, so yeah, so we got a list there which are a lot of the similar uses you'll see in the the C1 um district. So, not all the same retail type stuff, but it will have, you know, a lot of the more um industrial type stuff. So, building material sales could be one, you know, that would be, you know, you got the current lumber yard in town that would fit in this district as well. Uh permanent accessory uses, uh we're talking the same sort of items there at this time. Uh, one thing I want to bring up is the sexually oriented uses uh, are currently listed in your code and we are going to move them out of the other districts and the

I guess been the CUI district previously and put them into the I1 district. Um, so this kind of limits where that stuff can go. Um, it's stuff that's currently in there. It's referenced by or regulated by chapter 114. Um, but I just want to make that be an accessory use. And I think if you go back [clears throat] okay under conditional uses uh yeah so under conditional uses is uh principal use in the same district. So that's where that chapter will be addressed. So for I1 uses that's where we're looking at the section oriented uses. Something to bring up just so you're aware of it. So, under conditional uses, you know, a lot of the same things, the kennel, the multiple principles, automobile repair, um commercial towers, you know, stuff like that. Um, in this district, you know, a lot of these are permitted uses, so they don't have to go through a cup or a public hearing. They do have to go through the site plan review, but the district set up to have this. Now, if these types of uses were in a different district, it might actually require an actual public hearing through a conditional use. But since this is the district is designed for that, we can go just through the site plan process.

We have we have listed here uh breweries and small breweries. That's are we we're differentiating that from the brew pubs meaning brew pub is a yes serves food, right? Restaurants food you can go in there and and buy buy it. brewery and small breweries would be just like the the brewing brewing facility where they make it and then ship it off site or to a you know wherever. So um they're actually like the actual facility that you don't come in and buy it or right okay consume it there. So sorry I know okay I'll look at the rest of it and then I'll let you know if there's anything I have concerns about. All right. Thank you Ryan. Yep. Thank you guys.

Yeah.

Yeah. I [clears throat] know the closest true brewery I think is the one there's one in Shockpi that's kind of just off their downtown area kind of southwest of it. Um I think there's one there. I don't know if any other ones in the near vicinity. There's probably one out there somewhere but not exactly sure. So um so that's conditional uses. Uh we kind of talked about that. Uh interm uses on the next page. Uh kind of the same thing. We got the cannabis or solar farms is the one we kind of mentioned that before. We'll move it into this district. And then the cannabis businesses again would kind of be those same ones that are in the CC CI district. So, uh, then uses by administrative permit. Same sort of thing there. Then we got our lot requirements. Um, so the lot area on this one, these are kind of new and I kind of went through a bunch of other communities and looked at their stuff and kind of came up with this. This is actually 120 foot lot, which was fairly standard in a lot of cities. That's why I thought maybe the C1 should go from 120 down to 100 because it's a little bit typically a smaller um type of structure and the lot size was 20,000 versus 30,000. So got 120 30,000 square foot. Front yard set back here would be 40 feet which is a little larger but these are typically a higher intensity use. It's not necessarily compatible with you know say a commercial or even residential things of that nature. Um sideyard we got 40 feet of budding residential 30t on the side. um 30 feet uh um through a public rightway which would be a sideyard adjacent to a street. Rear yard 30. Uh residential district um setback is 50. That's one thing I got to coordinate there because it said 40 on the other one. [clears throat] Uh lot coverage is 85%. That's the same as what the um CI district is. And then the building height, uh, 50 feet or four stories, whichever is less. So allows some of these structures to be a little bit taller in this district as well. Um, one big thing that I'll say that you're

seeing a lot of, and I didn't put it in here, but just wanted to bring it up for discussion tonight is, uh, data centers. Uh, you've seen a lot of that going on through communities all over the place. And, you know, in some areas, I know Rosemont has a brand new one going in and it's hasn't been controversial because it's kind of in an industrial area. There's not a lot of residential that's in the near vicinity. It's on a major roadway. You know, that's a 50- foot tall one. For instance, Farmington's trying to put one in and the one side of the area. Um, there is some residential homes and they are going to buffer them a couple hundred feet away, but people are complaining about the 50- foot building. In that case, we want to add data centers or it's something we can add at a later date if a specific use like that came up.

It's not a dumb idea because they are putting data centers in interesting places. Yes, they are. So, I mean, it's Yeah, that was all new to me and I only saw one blip on it, but it's like they're getting a lot of push back on, but you're you're you're kind of setting places up that you'd love to have. I mean, if you had an automotive manufacturing place, you'd go, "Yeah, so what's the problem with this? What are they?"

It's it's depends on where the locations are. In some cases, I know in the Farmington one, it was a former golf course that was one side was a residential, the other side was kind of an industrial area and it was reguided for industrial to match the one side versus residential on the other. And that was the big fight the city's having with the neighbors and stuff. And now they've got people that aren't even they're five miles away fighting it. And it's and where Rosemont, which is the next community to the north, they did theirs and never had any push back. you know, they do generate a huge tax base. I'll say that they Yeah, they use a lot of power, too.

But as far as um people, they're saying about traffic and utilities and it's like, well, anything's going to use more if you want more if you want more industrial park, you're going to have more traffic, you know? So, I don't I mean, would we be against it or what would we watch for? That's what I'm trying to say. I don't know. I mean, they don't have runoff, do they? I just think they have storm water, but that would be addressed with storm water ponding. Yeah, that's that's like Well, there's nothing hazardous about it. Yeah. I mean, I can see that the the height should work out. I mean, if you're you know, if you're going to be in a shadow 200 feet away, I don't know. Yeah.

What's you know, let's just let's just run a little scenario like, [clears throat] okay, what's what's the pros and cons about it? If it's in industrial, then who cares? Theoretically, yeah. Well, like I always said by here or when you take 25 and you go past what's out there? Seventh Street. Well, anyways, where Dollar General and you climb that hill. What if somebody put a big campus there? It's not by anybody. But so I think that's where the city needs to be intelligent about where we're placing our industrial district, right? You don't slap an industrial district right next to a residential district, right? at least try not to

try not to you know but I mean do they do they make these places look more like a campus like a big college or a big box or you know pretty much the one I'm seeing in Rosant because that one's under construction just a huge box and it's it's big not real attractive box I mean it's just an industrial building like any other industrial building it's off the roadway it's not right up on I'm picturing some big IBM or tower looking place maybe not it's five it's only five stories 50 ft. But you know whether it's bricked out or what's with all the vacant industrial down in Shaki? They built all these gigantic industrial buildings and nobody's in them. Yeah. It's crazy.

Everybody thinks business is making money and some don't. Somebody's losing money. Some of those some of those that are vacant now were filled at one time. They were It looks like the building's never even been touched or the parking lot driven there on the way. But that's Anyways, I was just I was just kind of like wondering what the problem is and then when we address something well it's business sighting it's neighbors just kind of

I mean my thought was that's a pretty big deal. If it comes in it's going to be a big you know approval process. Maybe we can deal with it and add it at that point to make sure we know exactly [clears throat] where it's going. I mean, you get some food. Everything's going to boom. It's going to have fast food. It'll look like Wakonia, looking like Chan Hassen or whatever. But it seems like that's what everybody wants to do. I mean, per se, or unless we're going to try to stay small. I mean, it's like you ask for it, but you don't want it so fast. I don't know. That's hard to say. I mean, it all depends on who can find what land for what price. And yeah, but I mean, we're I mean, planning and zoning, we're trying to in EDA, we're trying to get things a little more. I mean, I don't know if we have a slowness on it, but yeah, if all of a sudden 5,000 people are going to work in town, I don't know. Yeah.

Yeah. Is that good or bad? [laughter] Yeah. What do you think? Would that I mean, that would be that that'd be a hoohoo for you. I mean, have to plan some infrastructure for that, right? But I mean, it's it's it's like what we're shooting for basically is what I'm thinking. But if we keep the conversation relegated data centers in the industrial park makes good sense just because of the size and the Yeah. Okay. But what kind of acreage do they talk about? Well, that one in Farmington town, I want to say it's like almost 300 acres. So, it's kind of its own little deal. Yeah. I mean, we're trying to get Ristos in Vinkhammers. That's 80. Yeah. That'll be not not even big enough for him.

But you could buy the next 80 over two, right? Got 160 and that probably works. Yeah. Whether it's a big industrial park or one of their how I mean the buildings that they're going to have on 300 acres or 160 acres. I mean this is out of my realm. I don't Yeah, it's big. I don't get it. I mean I have to see it and go holy crap. Anyway, acres is a lot. Like up Rosemont right now on the east side. They've got so many new industrial things coming in. It's like it's like shock pe all over again. just massive stuff coming in there and they got big things on the horizon. So, I mean some areas it' be awakening for us because I mean we don't

like 300 acres is almost hard to phantom if we call it out in a conditional use. You know what I'm saying? Yeah, I think it would be a conditional use for sure. Um I just saying do we want to add it or just leave it alone for now. If something comes up and they ask for the proposal, I think you can always do an amendment along with the other approvals. Um, but it gives the city some leverage to make sure you get what you truly want, too. So, whether to call it out in there or to just add it when it comes up in here. Okay. Put it in. Okay. I was going to say we're looking at it now. Why not just put it in there? Yeah, put it in.

All right. I'll uh add and I'll see if I can find some language. If there's specific conditions that need to be addressed on something like that, I'll do a conditional. Okay. Um, where were we here? So, yeah. So, basically, uh, back to the accessory building and the building height. Um, accessories were up to 25 ft in this district. You know, we're allowing bigger buildings, so it shouldn't be an issue. Um, and then the last district is the public institutional. This is also an existing district. Uh, basically this is for your government building, schools, um, firehouse, uh, different things of that nature. So, it's got a list there of everything. I also added parks, trails, playgrounds, things like that because we currently have, I believe, a couple of them that are in there under this. We want to make a spot for them and kind of fits in there. Um, permit accessory uses, once again, is pretty similar to what you see in the other districts. um conditional uses. Uh basically the wind energy conversion system, automobile parking lots. So this would be like if the city wanted to put a parking lot somewhere for whatever uh public civic auditoriums. Um this could be like indoor recreational center arenas. Um you know was it a few years back the Mayor Lutheran High School built the big you know facility there which would fit under that. So that's kind of under there. um interim uses uh does have solar farms listed on there. I do know some areas or some cities I should say that have allowed solar um facilities like that on city property, you know, like in conjunction with another facility. Uh Chicago County actually has it where they have a solar farm behind their new government building they built on a site. Um temporary classroom type structure for public institutions. Um that could be in there. administrative permit. This would be your temporary structures, essential services, and then your lot size and

requirements. Um, didn't really change anything there. Just kind of left it alone. Um, and then, uh, design standards. Uh, basically just said there's kind of just a like a specific little requirement there. It's not really detailed, but uh, remember anything that's, you know, public, institutional, commercial, industrial, or multifamily in nature goes through a site plan review. So we will any design center has to meet the other requirements of the code and we'll go through that specific approval process. So and then we got our table here which is kind of listed and I I think I'm going to have to go through this one more time. There's a lot of things in there. They're kind of really the residential ones and I want to talk about that real quick here. Um before I get into that, like I said, we got the shoreland district listed next. I didn't change anything in that other than make a couple spots that just to make things consistent with the code. And then I'll just say in the flood plane district, what's everyone's opinion? Do we want to address that and add that into this? Just leave it where it's at in the code. Does anyone have any specific thoughts on that or [clears throat]

will there be any benefit of moving it? I mean, it's most communities it's under part of the zoning ordinance and that's kind of where it fits under, but there's nothing saying you can't have your own little specific section the way it is or I think it's probably a chapter as far as what's allowed in the already. Yeah. I mean, we already have the language. It's just [clears throat] can we want to format it into the zoning ordinance or just leave it alone in its own section in the city code? I guess it's kind of if it were in this section, would it would it have enough aspects that it would fit the same?

Yeah, it it wouldn't really change anything. would just be kind of re organizing it within the code itself is all we'd be doing. And I can leave that section there or loan or whatever. So someday that wanted to happen if we don't want to do it now. But really just reformatting is all we'd have to do at this point. So I'd recommend integrating it in. Okay. It is aspect the same standard.

Pretty much every community I know has it in the zoning ordinance, but I think when this when it was put together, it just kind of did its own separate thing and wasn't added a a specific section at that time. Okay. And then back to the table. Um, so basically I went through and I and I think I got this, but I want to go through it all one more time um on my own for next month, but I added everything in there. I tried the the resident, you know, the commercial and the stuff we went overnight's all pretty straightforward. The residential was a little more tricky because some of these districts have different types of lots, you know, either a single family or a two family or a townhouse. So, I had to make sure it's all in there. I think I got it pretty close, but one thing I wanted to discuss tonight. Um, and it's got to do with uh, for those that you're not aware and you are, the Siver Peterson property is under contract by a developer builder. And I've had a couple conversations over the last week with them and they called me again today asking different questions and kind of got they know we're going through this right now and one of the things they're looking at doing is like a villa product villa lot product which would be a small single family lot. Um our current this proposed code would address that but what they want to do versus what we're proposing it as is like an individual single family lot with no homeowners association. So it' be a 40 foot lot with a 30-foot structure from a width standpoint and have these little villas. Now we're proposing that to be able to do that under a detached townhouse in say the R2 or the R3 district. Um so it would be something that we're proposing, but we're kind of proposing as common area. So you have like the big area and then these little square boxes the structure goes in. They don't want to do that because they don't want to have to do the HOA. And I've seen it done both ways in different communities. And I'm just trying to get a little feedback from you guys tonight because this is something that is currently being discussed within the community. But yet we're kind of

So where's this property? I missed that. So just east of Fieldstone, the area that's graded. Okay. That's under con what is it about uh 68? Was it 60 some acres I think all together. So would it kind of [clears throat] would it kind of be like the villas in Wakonia by Target there, but just on a much smaller scale?

They'd be a little smaller scale than those. Correct. Yep. Same thing. And I've seen it. I'm actually know of a project with the exact same size lots in Farmington right now. It's being built at a couple different projects doing it over there. And it's what it is. It's a it's a it's a thing for a price point. Um, and if you can get away from the HOA and and not have to deal with the association dues, it just helps that out. And and so basically it's a single family product, but it's basically a town home split up into individual units. So, you know, the setbacks in between we're proposing would be uh 14 feet between the or 15 feet between the structures, 7 and 1/2 ft on each side. Um, I think that was one thing we had before was 14 and we want the seven and a half to make it 15 to even. So, um, so I don't know. I just want to get some feedback from any opinion on that. So, I think they're looking at a couple different products like a bigger single family lot and some Bella stuff. So the homeowners association doesn't lie with the land that was never

continuation with Fieldstone. It is a totally separate entity.

Yeah, if I remember right, the HOA has the ability to bring them in, but if they want to go their own direction, they can go their own direction, too. I was just curious because when we were living up there, the homeowners association was absolved, but then in talking with the county, no matter what it lies with the land, whether it was absolved or not, it's an existing entity that can rear its head whenever again. Yeah, my understanding is they can go their own direction, do their own thing. It's not required to go in there, but if they wanted to the, you know, for instance, if Fieldstone, the existing HOA didn't want them, the new development could force their way in, but the development, the HOA can't force them in, if that makes sense.

That was going to be my next question because we have discussed that um the the hesitation of them being part of the HOA is the HOA fee, the cost, that's the the dues. Yep. They're trying to reduce uh price points down. A big push in the market right now in general. Um and if you look at like the bigger national builders like the LAR, Dr. Hort and Pies of the world, they're they they want to try to get away from HOAs when they can. Um just because housing is expensive wherever you go right now. And the HOA dues, if you're spending $3,000 a month on your house payment and you got another $200, $300 a month HOA payment, they can drop that off and it just brings more buyers into that potential market.

So, two questions on it. Would that would this new development then from a city perspective, would it connect into like Sundance run the the roads? Like are we talking Yeah, that's the East West Road on the south end there. That would connect in. And you can kind of see in the, you know, there's where the existing development is. There's some grading. There's like a little skinny pond area. Mhm. Here we go. So, this is a little pond area. They're looking at there's already utilities in this graded street.

So, the thought is that they'll probably keep this pretty similar to what was there and pretty much plat what was maybe platted previously because they can reuse the utilities that are in place. I think there's a lift station up here. The city's already maintaining all this. And then there would be a road connection down to 62nd or 7th which will become down here. So they'd connect in here. This would come up. This would uh um potentially cross. And then there's where that crossing happens. I don't know. But then there'd be roads down here. Now the biggest and it goes all the way out to this area if I recall correctly is the is the property they're looking at. So the the issue that came up is, you know, we have this trunk highway 25 bypass study that was done what was it 20 years ago or whatever time that was

and originally it was supposed to go right through this area, but now you've got your park area there, you got an existing house, you got the road system. If that was going to happen, this whole stuff goes away. Now the most recent updates from MIDOT, and I had another conversation with them again today, is they're kind of washing their hands. They said this bypass thing on the in their mind right now is about as low priority as you can get and they said kind of leave it up to you the city, you know what you guys want to do. They did say check with the county. Um I have not been able to get a county representative yet because the assistant city engineer or county engineer has been out for a few weeks. I think he gets back next week now. But if the county has no thought on this and we met um I don't know was it two weeks ago with the applicant and um and the engine city engineer was there and just trying to figure out what that roadway would be. So somewhere over here we probably still need some sort of collector road that would you maybe it's a city road but the rightway would be smaller. We have more access to that roadway. Whereas with a trunk highway, for a state highway, you're probably looking every quarter mile for a spacing versus a city roadway, you might have a lot more, you know, local streets and things like that, potentially maybe even driveways. So, um, soon as I talk with the county and get back with the developer, we'll figure out where that goes. But they're looking at some regular single family here and more of a villa product over in this area. and where that break point is, I'm not exactly sure, but that's kind of what they're looking

if the conversation is open. Our um our HOA dues are minimal. They're 225 for the year and we've we brought it up in our in our prior board meetings that we would certainly welcome them as part of our Yeah. Okay. just again maintain that uniformity as far as

Yeah. So, one thing I'll say is, you know, you can't really see it, but there's a couple little small parcels where this access is, and they were supposed to meant to be like monument signs or landscaping at the entrance and stuff. um because the pulinary plat and everything's expired in this area, they kind kind of got a fresh start. But they do have stuff graded, which you know, if they just go in there, they could remgrade the whole site, but they're going to try to use some of this grading to save costs. Um plus, like I said, you already got utilities in the street. So,

thought is you'd probably see a very similar product in this area to match what's over here. And then as you go further east, that's when the product, you know, type would change because there's also looked at probably a secondary access somewhere over in this area, you know, off of future Seventh Street there. And then how that stubs to the east and the north, you know, that's still got to be figured out. But we're still, you know, I'm still thinking there'll be some sort of like city collector type of road that comes through here that will eventually allow for a north south connection because we do eventually got to get a connection from this point down to 30 as well in some location. Then you got Quartz Avenue. I was gonna say, wouldn't Quartz just be the ticket? Well, it would, but that's quite a ways, you know, between Courts and um I guess

not really if that's the end of the property, Courtz is right across the street, isn't it? Well, it is, but if you let's say the whole area on the east side of town develops, which in the comp plan is is currently slated for that. If that whole area develops and you have just Yeah, there's quartz right there. If you have quartz and then 25, you've got this whole area with no other north south connection. [snorts] And that's where we need one more connection somewhere. I think Nick was talking about that to the east of the Pinkermire property at some point possibly. That's kind of where this road would eventually connect into. Yeah, there you go. Right there. So, this would be this is kind of that corridor that would tie into 25 and come down and tie into 30 right there. We even showed a small little commercial

corner for that future 30 y intersection. And then you got quartz way over here long term and you got a big uh flood plane complex right there. So that's why this road kind of curves the east and this ride co curves to the west because you got to work around that flood plane. And 25 is you know it's a north south access but there's a lot of driveways a lot of you know it's it's it was designed and some years ago whereas this would have you know I won't say limited but it have less access points. You'd have local streets and things like that. Right. It's looking like this will end up being more of a city collector like it shows, but it does say potential arterial long term, but it's looking like that's probably not going to happen now unless the county has some opinion. So, Got it.

Yeah. Okay. So, yeah, I guess they uh when I talked to the lady today, she was just asking to get some feedback. Um if you have any opinions one way or the other on what your thoughts are. I mean, I I don't think I care if they're an HOA, but if they're not going to have an HOA, they better not have any common space that doesn't get maintained.

And I think she was thinking even on the lot size, you know, that 30 foot pad, um, doing it that way versus a common area. If we do it that way, the current code would not address that. We'd have to go through a PUD for that, which that's what the PUD is actually for, to kind of look at unique types of things like that. In this case, it would be a multi-product type of development. you know, one price point here, one price point there, that type of thing. So, [clears throat] I think their goal is to try to get approvals over the winter and do something next year in the ground. So,

I don't know if it's called buffer buffering, but he they're going to bring field stone on one side of the road or one side of the creek and then, you know, bring it down to whatever else they want. So it's within their means within their development that you can choose that or choose that that's you know. Yeah. So that's kind of nice blending in blending down if you would or whatever. I think a big part of that is because there's existing infrastructure already there for them which is a big savings in their mind. They probably pay to try to use that. It's in their benefit. But they [snorts] they can offer that upper style house too. Yeah. Neat, neat, neat. Good.

All right. So, with that on the zoning ordinance, um, like I said, the goal will be to have a full document next month and I'll kind of touch on a bunch of different things we've talked about over the last however many months. And, um, if everything looks good, it's possibly called a public hearing in January, I suppose. Sounds good. All right. Item five, next meeting will be Tuesday, December 2nd, if everyone can make it. Uh, commissioner report. Anyone have anything to report? Yeah. Dollar General looks good. A lot of people want to see. Pardon me. See, they're open when I came into town.

Yeah. Very pleased so far. Yeah. Um, a while ago, didn't we talk about Mandot doing paying for some side work to the south? Yeah, that really didn't go anywhere. Yeah. See, a lot of people are on the street [laughter] walking. [clears throat] They didn't go too far with men do on that. Okay. So, if uh sidewalks wanted to come in there, how would we go about that? Whether the city would want them or who would how would that happen?

City would have to pay for them if they wanted them sooner rather than later. If we want to wait till Mandot approves funding for it, then there would be a a cost share. I don't know what that exactly would be, but that's what MIDOT indicated. It's not a high priority for them. Mhm. So you have to wait till funding became available. Okay. How that would go that' be in planning and design portion. All right. Anything else though? No, I don't think so. I think we're good.

All right. Um, last thing. I have nothing. So, do I have a motion to adjurnn? Motion. Second. Motion in a second. All in favor say I. I. Opposed. We're adjourned. All right then. Go roll down the hill outside