Planning Commission - Regular Meeting

e e e 515 i' like call feary 2 Planning Commission meeting to order please stand for pledge uned states to the stands Nation indivisible Li andice for all looking for a motion to adopt the agenda with a memorandum I'll make that motion I'll

second motion was made by Susie seconding by Donna all in favor signified by saying I I all opposed motion Carri I'm looking for a motion to approve the January 30th 2025 Planning Commission minutes as read in your packet I'll make motion I'll second it motion made by Jay seconded by Susie all in favor signify by saying I I all opposed motion's carried okay is there any public comments any public comment one more time any public comment seeing none moving on okay um we got VY Wall Associates will continue discussing of zoning ordinance rewrite on Zoom yep so we have done um and Scott pedok from Vandal Associates so this is going to be our next uh round of discussion of the uh our new zoning code that we working on so Ben Scott go ahead take uh Take the Wheel I did um open it up that you guys can share your your cameras too if you want to go online as well okay great thank you all uh good to see you again uh today is an introduction to the draft zoning map and so uh we'd like to cover a little bit on how we got to this point and talk a little bit about how it was developed uh and obviously there's more to come on this topic and I know you have a pretty lengthy agenda so I will uh keep it uh relatively concise as far as this

presentation is concerned um and I I do realize that there's some other potential zoning changes zoning Amendment M ments that are on the agenda today uh that could impact uh this work as well moving forward so overall uh the goal of what uh we want to provide to you all is is a review and an overview of the the draft zoning map and the Z and the draft zoning districts in relationship to the process behind uh how we applied them on the map and uh the draft map that you have uh in your packet so starting with the draft zoning map development um goes several different steps uh but what we started with was the existing zoning map and then a direct translation what we called it to the new zoning districts so we took the existing zoning zoning districts and and the most closely comparable new zoning districts and we uh translated those directly so the most applicable example is R1 to single family residential then we looked at each individual parcel throughout the community using a variety of different uh information that we had available uh to look and see if what matched um made sense to what's on the ground today and in particular identifying issues questions and things that we wanted to dive into a little bit further best example is you know we found an existing situation where there was a commercial use in a building on a property that was zoned uh residential R three and so we want to correct those types of Errors through this process third uh what we did is we reviewed the map in detail with staff uh we went through some core areas of the map in particular that we had some

questions about and discussed different topics related to um how to best fit uh these new zoning districts on the ground as to reflect what has been developed over time within the community we also identified a couple of things Within part one in particular related to the land uses in the zoning districts where we might want to make a tweak or a change in relationship to how we think some of these new districts might apply um to the new map and to uh how U the community is developed over time we will uh do today in terms of a review with the Planning Commission then we'll continue to evaluate and refine this process as we move forward uh through feedback from staff plan commission and the public as we move forward towards adoption uh which um we're still targeting for some time this summer so still a work in progress um but that's sort of the steps as to how we develop the map you have before you and this is sort of a a graphical way of showing that exact same thing in terms of starting with the existing zoning looking at the comprehensive plan future land use map comparing that with existing conditions what's on the ground and then going through that partial by parcel analysis and review to Market up the map and say what do we think makes the most sense in these areas given uh how things have all of those other factors um combine together so that uh created the draft zoning map I know it's really small on the screen um and very difficult to see uh but hopefully you had that in your packet and you had an opportunity to look at it um on the draft zoning map uh you'll see everything in color is associated with what's proposed to be the new draft or the new uh zoning category and everything that's labeled individually on each parcel is the

existing Zoning for reference purposes so you can see how things um relate to one another in that and we'll go through that in a little bit more depth in reviewing uh the draft zoning map and some of those zoning District uh areas in particular so wanted to note right off the bat um some of the key changes within the exist from the existing zoning map to the proposed new zoning map and the first being that at least in name every parcel and lot in the city will be rezone through this process and this is intentional because we want to distinguish and separate the existing zoning code that will no longer be used after the new zoning code is adopted we want to use a new set of names and completely make that distinction very clear and very obvious and very easy um moving forward to delineate and and understand the difference there uh like I had mentioned before we did find existing mismatched Parcels where the zoning and the use were not in alignment this is not uncommon we find this very often and it's a result of how the community's grown and changed over time obviously we haven't done something like this as the city in a long time uh so that creates errors um where these mismatches occur but Additionally the community is um you know old in some area has older part portions of the community uh that have seen the Advent of zoning actually take place and so things have taken uh shape over time and transitioned over time and so we want to just correct those errors as much as we can to reflect the existing use that's on the ground today so when we're looking at the assignment of the new zoning districts to the map uh there's a couple of different things we take into consideration when we're looking at how those would be applied uh one being

preserving all existing zoning rights and density uh and land use um in relationship to what uh is the existing zoning of today we also want to take into consideration protecting existing neighborhood character and how uh areas have developed changed transformed over time and then we also want to take the opportunity and select locations to implement the comprehensive plan that you all worked on uh last year so what our approach does is it aims to blend all three of these together and try to reflect the pattern of existing land uses and existing development that's on the ground today with the most applicable proposed new zoning District uh through that new zoning map and I just will mention uh per our non-conforming discussion in the last meeting uh the new ordinance makes all lot structures and sites fully legal and so um portion of what we're looking at today just take into consideration that factor as well now I I use um terms called down zoning and up zoning uh kind of jargony planning words but wanted to explain what those meant for you all uh to start with today when we're talking about a down zoning that means decreasing the amount of potential development density on the land or the amount of potential permitted uses on the land today upzoning is the complete opposite of that it's increasing the amount of potential development density or potential land uses on the property now when we're doing a new zoning map and a new zoning code there will inevitably be situations where up zoning and down zoning situations occur for example uh if we're looking at a potentially smaller lot size or

reduced smaller setback that could be considered an up zoning uh so that would be fairly typical uh situation that might occur as part of this process likewise on a down zoning situation uh we could have changed a permitted use in a given zoning district from permitted or conditional uh or not permitted anymore and that could be considered a down Zone so there's going to be situations where this occurs on the map the approach that we used and tried to uniformally as much as possible apply to the new zoning map was an approach where we maximize the amount of up zoning situations and minimize the amount of down zoning situations and what we did this intentionally for is to provide the most opportunities in the future versus reducing those potential development rights in the in the future and so uh we tried to balance this approach but tried to uh maximize our opportunities for up zoning versus a down zoning situation now some situations will include both an up zoning and a down zoning occurring on the exact same lot so an example is on the North uh end of the community commercial Corridor uh there's several big box stores up there and they are zoned right now manufacturing Park the proposed new zoning is Corridor mixed use this could be considered a down zoning and an up zoning situation because the down zoning is removing the ability to redevelop that parcel by right into an industrial or manufacturing use but on the flip side the up zoning is we're now permitting by Rite office retail other commercial uses and enabling uh that new mixed use component like we talked about in the last meeting uh if there were a Redevelopment to take place and so uh this is just an example of

it's not a clearcut dividing line of everything is an up zoning or everything is a down zoning there are these hybrid in between situations that occur uh where we're looking at making uh changes along the map throughout the um different areas of the of the community so like I mentioned before uh the draft zoning uh districts are shown as colors on the map and the draft uh or the existing zoning is shown as labels on the map uh that you have before you what I wanted to do is walk through some of the zoning districts where they applied and just show you generally how um what I just showed you as far as the approach goes uh went into actually uh showing up on the draft map so the existing zoning districts uh for residential we have R1 through R six uh we're proposing a variety of zoning districts some combination thereof uh but scaled from single family to a mix of residential densities and mobile home parks what you'll see on the map is certain concentrations of these colors and certain areas in particular where those uses exist today in a lot of instances and um that individual parcel by parcel uh analysis and review that was done helped identify uh where exactly this these should be applied uh on the on the draft zoning map so for instance uh as you can see on the right hand image there all of this area is zoned R1 today what we're proposing to do in that yellow color is retain that and just change the name to single family residential uh so you can see those large areas of R1 are proposed to be large areas of single family residential moving forward same with the mixed residential low uh this is what is the most

applicable uh translation to the existing R2 zoning District that's in that tan color you can see that's applied pretty uniformally in this area where that R2 zoning exists today now this is a a slightly different scenario where when we were looking at some of these properties um this is um on the the east side of the community near the uh the river there was a couple of developments that were actually in that 10 to 12 unit um develop um multifam uh existing land use in fact they're res zoned R2 and so what we're proposing to do as part of the the zoning map is correct that and change that to a zoning District in which that is enabled by right to let those um properties continue in that fashion in the brown color you'll see the mixed use residential high this is a higher density multif family format it's to reflect those areas of a higher density multif family format uh in those areas as well mobile homes uh like you can imagine the mobile home park that exists today that's where that blue color is applied the r six zoning today and that mobile home District in the future commercial mixed use districts again on the left hand column you can see B1 through B3 that's what we have today that pretty well directly translates to the draft uh zoning districts for the Mixed use uh We've added the institutional zoning districts for those uh government uh type uh land uses uh but you'll see on the on the zoning map there's certain areas where there's distinct sort of con concentrations of these and you wouldn't be surprised as to where they're located uh in particular you know the North and Southend Community uh commercial corridors is where that commercial or

that Corridor mixed use is applied some of uh the downtown uh or most of the downtown that has the existing downtown zoning is shown as to retain that as well and so on and so forth so in the maroon color you'll see what we're proposing to be the downtown mixed use properties you can see that pretty well covers a lot of the B1 zoning uh but there is a little bit of change in relationship to some of these uh areas on The Fringe of the core blocks there and we'll talk about that a little bit further Corridor mixed use uh these are your higher intensity uh larger scale commercial uses you see on the north and south end of the city and that's where you see that large concentration of those red uh proposed zoning which is the corridor mixed use neighborhood mixed use is a little bit unique um obviously it translates to uh the B2 Zone District uh but it does have an opportunity uh to be reflected in a couple of different areas in particular on the fringes of downtown where we see a mixing of different uses and the neighborhood mixed use category or zoning district is is uh built to create an opportunity for both Standalone residential or Standalone commercial or a mix thereof so it's inherently supposed to be these smaller scale um commercial or or residential developments that are on the fringes in these transition areas and that's what you see in the pink um that's shown on the map and in these transition areas um on the North and South sides in particular of the downtown core institutional is shown in that bright blue color this is um directly

applied to most lands that are owned by the city the school district the state uh that kind of thing your industrial zoning districts that you have today are manufacturing and there's a couple of different versions of that uh we have a tiered system in the draft new zoning uh code that's light medium heavy and then we've created that new personal storage facility uh zoning District based off of a previous discussion to apply directly to where those um exist on the ground today um I'll I'll cruise through some of the example here uh light industrial uh in particular on the North End of the community there's a business park a lot of what's developed in that business park is light industrial and what we mean by that is it's mostly indoor oriented you're not seeing a lot of things happening outside outside of a a loading dock the parking lot majority of the operation is occurring within uh the confines of the building whereas when you scale up in terms of intensity that's where you see the medium industrial being applied and this is where you see a little bit more outdoor activity still the majority of the activities are occurring inside and this um is an example of of an area where we've uh classified that Medium industrial and then as you scale up in even greater intensity in terms of what's happening outside the level of intensity of that manufacturing industrial type facility uh this is where you see a concentration in particular around industrial Loop Road and the railroad that's the only concentration of uh heavy industrial that we have drafted on the map so far uh but that's an area where we could distinctly see a difference between how some of these industrial operations are uh occurring

today and then finally personal storage facilities like I mentioned uh some some of those uh are most applicable examples on Hillshire drive on the the Southend of the community where there's an existing personal storage facility we're proposing to Zone it uh to match that existing use and then the open space districts um you have an existing AIT District an existing uh natural resources we're proposing to change the name slightly uh but retain both of those two things and add a new parks and recreation zoning District as connoted by the name agricultural lands are shown in that light green color these are areas that are currently being farmed and continue to be farmed until potentially development uh takes place on those lands within the city Conservancy are areas we want to protect uh they're unbuildable for the most part uh Wetlands flood Plains a lot of areas around the river some areas um uh owned by the DNR owned by the city for example Parks and Recreation uh we are creating a new zoning district for these specifically a lot of examples um right now today are zoned in some residential district uh but those aren't necessarily reflective of what those properties are being used for so we're proposing a Parks and Recreation zoning District be applied to those Park areas in particular where active uses are occurring like ball fields skate parks playgrounds um that type of thing and then finally our other districts these were directly created in relationship to that conditional use permit law being changed at the state level which strips the ability for the city to have very much control in those conversations when those are proposed instead these um distinct categories

would be used through a zoning map amendment process only and we have not applied either of them to any parcel in the city today so if someone in the future were were to propose something that fell Within These categories what you would be faced with is a zoning map Amendment request and there you would have a lot more control over that process rather than the conditional use process uh like was previously used in the existing zoning code uh that we can no longer sort of rely on that factor for so I know that was a lot uh covered a lot of ground I know we can't go parcel by parcel on this map in this format um so what what we uh would like to do is um provide uh options for you to provide feedback uh whether that's questions or concerns to staff uh we could have another discussion specifically on this topic uh as we move forward through the process uh we will have a public engagement later on in the process uh that will also be an opportunity to review this map together um we understand that you know some of the other agenda items that are occurring to day uh may impact this map so it's going to be refined and changed over time uh but it's our starting point based off of that process that I just outlined so if there were any questions um or comments uh we could feel those today otherwise um opportunity to continue this discussion at uh additional meetings in the future as well thank you and I would just recommend that if everybody has an opportunity to look at that um we went gab and I went through with denn got once um after they sent us first revision I've actually got a listing I've got about half a dozen things that I want to kind of address um down the road so there there's things that we got to look at there's thousands of parcels on this map you could easily

you know um we want to make sure that we're accurate with a lot of stuff so definitely check it out um and then provide Dave or I comment and then as we go through we can filter those to Ben and then kind of keep on you know refreshing and massaging this map and then like Ben said it'll eventually come up to a public discussion and provide public input so any questions well Ben hearing none unless you got any final comments so thank you for uh the next steps and I guess we'll just continue from here appreciate the time tonight thank you all see you later and then our our next conversation with Ben and Scott we've got I think next set up next week and we're actually bringing an attorney stb in go through some zoning legality questions about what we can and cannot do with some things so we've got some next steps with just to kind of talk about that with our City attorney next we'll go for there continue the process okay next item on agenda consider to reone address is from 1800 through 1931 F from R1 single family residential to R2 single family and two family residential I'll take this one so Randy rlap owns this uh this these parsels here along sou Lane that's the new road they just put in that travels out to ashkash there um he's a gentleman that just built those six8 unit apartments on

Becker and uh toward the uh the West End of Southland he's built two single family homes there um the one's been done for probably several months hasn't sold yet he's looking to get this reson allow him to put some duplexes in there and he think the market is a lot stiffer or stronger that would be able to to make them more sailable for him so he's petitioned us to reone those to an R2 while duplexes along both sides of cell phone there 18 and 1900 block so we are recommending approval of this obviously it's got to go through Council first but we're looking for recommendations from the plan commission to move this forward are the lot sizes you know right now they're single family uh would they uh would it accommodate a duplex in there these are larger lotss all right Street you can't he actually on um Robin Lane behind there there's duplexes and then obviously we got the higher intensity ones there on Becker the apartments so I don't I think it'll be a nice little transition from the you know the heavier larger unit buildings into the single family and they're kind of across from each other so they're not really impacting a lot of the other you know neighbors like someone say across the street or

something I just throw it out there um if the the commission does um make that recommendation in your packets are the draft ordinances for all these four next agenda items so if a motion is made um I would recommend that you coin it as that you would make a recommendation to council to um consider adopting the ordinance as presented in your packet so just hypothetically if that's how you want those motions I do have just another question but so so those lots then they the owner Randy or whoever buys it would be able to put a single family or a duplex there it does there isn't like one side of the road are duplexes on the other side are single family that's just whatever they want to put so you could have a single family a duplex single family duplex okay an R2 District allows either okay that's what yeah single family or one or two family residential there are a couple cou of those pars are yeah yeah currently I know there's some on the backside there Robin L as well yeah they're kind of sprinkled all in through out there from Becker to persing in that area there's many duplexes in there I think it's a good idea uh I don't know if you guys seen the purchase price of the one that he has built it's quite high if you get two families in there think be more affordable for people to purchase rent help with him selling his properties and

more and we do need rentals in the city so I mean you're going to double those up get more people in here okay is there any more discussion on it okay I'm looking for a motion to accept petition to rezone Su lane from R1 to R2 I would move that we uh approve the petition to reone address say as in our mailed in our packet and I'll I'll second that okay the motion was made by Donna seconded by suie to rezone from s lane from R1 to R2 is there any more discussion on that city council obv right got to go to City Council first okay um all in favor signify by saying I I all osed okay motion's carried okay moving on to the next item consider partition to re rezone 601 Monte Street from R2 singal single and two family residential to MP which is manufacturing so this is uh something we brought up at just previously at one of the meetings this is basically which is kind of across from amcore over there he's looking to expand uh to the

right of that right there with I think you said four or five other the buildings don't recall right now but it's currently zoned R2 which wouldn't allow that use and um I think we kind of missed that when we did the comprehensive U planned mapping that probably should have been adjusted at that time but that being said that's not a good use to that property for R2 so we're recommending a zoning designation that would allow him to add those buildings onto that property so we're also recommending approval of this when they build those green houses is that all permeable surface underneath there is that concrete underneath there what happens to the water used I have not been in those to know that um does anybody know that are they concr noww screen or something really and there's quite a bit of area there out front there that could accommodate you know some some water that would be shed by those buildings I'm sure just wondering with the city well nearby I know that Jay said the last time that it's 500 foot deep but we're not worried about any nutrients ever getting into that City well from the greenhouse I mean it's concentrated there I wouldn't think it' be a problem but I don't know after years of use Jay no I have no concerns okay y long as Jay's not worried about it then I'm not either so

okay is there any more discussion on that okay I'm looking for a motion to consider petition to re rezone Monte Street from R2 to Manufactured Park I'll make that motion I'll second the motion made by the mayor second Troy to reone Monty street from R2 to man Park ping approval of city council all in favor signify by saying I I all opposed motions carried okay next item on the agenda is consider resoning City parcel 33-30 65-62 from manufacturing to manufacturing Park I'll take this one so we've been approached by Northern and I think Ben Rover has been here raise your hand I saw I'm coming up he's in the back so Ben the representative from North electric is here so we can answer some questions but we've been approached by Northland electric for a development in our industrial park so they are currently located here the proposal is to purchase property from the city in this area right across the street East of their current development they have some preliminary plans try to orientate this North so on this map here you can see the proposal their current development is the building is over here um so North is up from here uh they would put their new driveway off of Frederick Park Park Lane uh Frederick Farm Lane um and then have a new building over here they want the proposal is to purchase half this lot at this point in time time we've got

some other some more information in here the proposal is to have a multi-use facility that part of it is going to be an extension of their current business for production and storage for their business it be in this section right here then it would have two other business Suites in it another business Suite would have some production space going on and potentially some retail activity um and then third space we've been told they're working with somebody on uh potential for Professional Services those are the activities that would be proposed in this facility the structure is proposed to have brick or block on the west facing side of the road and also the south facing side of the road so the two Street facing sides would have block or brick and then the other two remaining would have uh steel from there so the reason why we need to go through this information is that in our zoning code in our current zoning code the activities for production and warehousing and storage is allowed by right in the manufacturing District um in the the Center Suite the production activity is allowed by right the retail would be allowed by conditional Grant so we would just have to go through a conditional Grant process with the plan commission to allow that with the Professional Services aspect of it is not allowed by right or by conditional Grant in the manufacturing District currently it would however be allowed in the manufacturing Park District so what we could do is consider zoning this parcel right here as manufacturing Park to continue to allow manufacturing activities but also to allow that other um the other Professional Services activity and also the retail activity by right now the first question you might ask is well is that spot zoning and do

we want to consider that uh number one it is is going into an existing manufacturing to manufacturing District so it's still a manufacturing based District but the one thing I want to point out is that looking ahead to our new zoning um code this is the new zoning code that you guys received last month in the new zoning code all those uses that I just identified would be allowed per right in that manufacturing District or what we're probably going to call it either light industrial or medium industrial as we move forward with the zoning changes so you can kind of see as I go a lot uh down here that the um outdoor sales that we talked about would be considered by right the peas are by right the C is a conditional Grant so the um indoor commercial sales would be allowed by right there um the activities of industrial work work so the light industrial or the medium industrial activities as in the production would be allowed by Wright and then also as it's proposed right now personal Professional Services would be allowed by wri in the light in medium districts um as Ben talked about before these are activities that would be upzoning for us and that's why you know this is the proposed as it so again um yes it may be considered some spot zoning you know um in that aspect but looking ahead if this is uh approved as presented it would be an activ those activities would be allowed by W in the light and medium industrial districts moving forward again this isn't approved yet this is just what's been proposed so with that said any

questions so in in that shell what you're saying is that we spot um zoning now with the intention of it the whole in that whole area not just them but everybody around there would be able to do the same kind of zoning if if that is if that is approved correct then yes you are correct those activities would be allowed in any of the light and medium IND which would basically be that whole area correct okay our whole industri so we're basically just doing this to allow them to start now while we're still in transition yes they would like to get going sooner than later they're proposing not to purchase the whole lot just half of that lot correct so as of now the proposal is to cut that off and the economic development committee talked about that on Tuesday to and we're going to be working on a developers agreement their proposal is to purchase the first lot or split this in half purchase a lot to the left I think their other their preliminary plan's going to show that split so yeah split the lot but they've asked us um for a right of first refusal for the Eastern lot so that's something we're going to kind of um flush out in the developers agreement or the sales agreement I'm gonna be working with attorney Stegall on that one but um they're they initial goal is purchase this one and do a WR of first refusal but that's their proposal P that out developers facility with a smaller lot size this is a two acre lot and this would be a 1.9 acre lot so it's still a good size lot you can kind of see what a I mean it's basically split in almost two acres each so you can see you know

what type of facility would fit on there it'd be a smaller facility it's not going to be a huge uh Facility by any means and they've already in a way that they've kind of thought about expansion to the north of this facility already Chad so Professional Services describe that you're talking about doctors insurance companies stuff like that can be in those offices out there yeah let's look at uh what if I can get that to work let's look at the new code and see if we can find what that personal or Professional Services so this would be the new code indoor service land uses where primary functions is the provisions of services directly to an individual on a walk-in or appointment basis examples of such uses establishments where customers make appointments Professional Services institutional Financial Services realy offices small scale appointment Medical Offices clinics Veterinary Barber Shop Beauty so on and so forth so so everything that we have on Shao Street going north out of town is an area where that should go or by the hospital or something like that out there and now we want to throw it in the manufacturing area because the zoning code says which we haven't passed a zoning code and we could say we don't want it in there just because they propos that zoning code to allow it doesn't mean that the city council or the Planning Commission has passed that yet correct we could remove that correct which I think it should be removed that stuff doesn't belong out there it does not belong in there there's areas of the city where it does belong and I don't think it belongs out there and God bless North and electric we all know they're a great great company great the community and they

work all over the country but you know you're just you're doing what you you go out here north of New London and you've got um for example you've got a doctor's office on the north side of H drive and you got pomps on the self it's like laying your thumb on a table and hitting it with a hammer pomps basically doesn't blend in with everything else that's out there and you're going to be doing the same thing out here I just don't like it I like everything else they want to do but I don't like that Professional Services out there doesn't belong my opinion [Music] any other thoughts or [Music] comments I would like to know why you don't think that it belongs out there more than an aesthetic part of it I think Jeff's point is that we understand it to be an industrial park and if you have a beauty salon go in there you could have that whole Industrial Park develop into a beauty and I don't think that's what the intention of the industrial park was for that wasn't originally tid District out there that you took taxpayer dollars to develop for manufacturing and now you want to blow that all up got it you maybe don't remember that I do because I was there from the start of that industrial park so um yall know how I feel about the original Northland building out there and I know it wasn't this regime that did it but taxpayer dollars and now we have a church out there taxpayer dollars paid for that land in a development and we don't get anything out of it that's not the case here but and I think by allowing one then you're not going to be able to limit it to just one if you don't like it we

already made the exception so we'd have to make the exception moving forward my question is um the conditional use we've been told that we basically unless unless there is unless we have a really good reason not to we can't deny conditional use grants so is this along those same lines as the conditional use grants that we would end up in a legal battle by denying it because that's what we were facing with the church if we would have said no then we would have been facing a legal battle because we just can't say no so hypothetically you're saying that if you don't Zone it manufacturing Park and you leave it manufacturing and the conditional Grant request comes forward for the commercial side of it yes you do need a very very good reason why you would deny that the retail conditional use request but if you don't change it to manufacturing Park then the Professional Services is not allowed in our current zoning if you leave it manufacturing would they be able to do a conditional use grant for the Professional Services no okay because in our current zoning code it defines what is by right and what is by conditional Grant and Professional Services is not allowed by WR or by Cal grant in the manufacturing then how are we allow how how did that now I'm confused as to why we were required to allow the church to Grant the church the conditional use gr because the zoning code was changed to

allow that back in the day to allow a um whatever it's coined in the zoning code for a church to be in the industrial park it was changed specifically to allow that activity in the industrial park okay didn't it also have something to do with the fact that they had a conditional use permit for the first part of that building and and that just carried on for the rest of it there was some debate about whether they did actually have that or not and then it was found that they did I don't have person history I don't know if the older veteran plan commission members kind of remember but I don't have that personal history are we allowed to get more detail about that um that Professional Services so that we have a better idea of what their intent is uh with that and um other than Professional Services I mean in retail like like what kind of retail or uh what are they thinking I mean I think then we would be a little more maybe comfortable or at least be able to consider or I don't know if we are able to ask that or not you are um as of right now it's been uh told to me that they're working things out um it's a confidential type thing as businesses right now um if there something you request I can ask that well I don't know Ben if you're willing to speak at this point in time um or you know we can get more information and bring that forward in the future but I'll just I mean I'll say that I mean to Jeff's point out the up zoning down zoning thing whether you want that you know activity in the industrial park you know I guess this is coming from a professional uh zoning uh group that has been doing this for a while and I'm I'm under the impression that these are more current standard type uses that are happening in these areas you know um

Vandal is not going to propose throwing in you know Professional Services or play things into our new code if it's not something that's tried and true and it that created a lot of controversy in other projects so right whether that you know helps or hurts to be it be it okay but that's that's a good point for make sure that you know you guys are looking at these you know the proposed zoning moving forward you know this was presented last time you can kind of see what activities are allowed in all these different areas that we're we're planning on putting those zoning designations on the map when we do that agreement with splitting that lot are we kind of arming ourselves for the other half of that lot being that it's smaller and might not just make them buy the whole thing right away type thing just a question that's an option to um this is their proposal at this point in time you know whether we you know negotiate that and negotiate the entire lot to be determined you know it's still a two-acre lot you can still get some developments I mean looking at what they're proposing their building size you could have another operation business that size usually fitting here so it's if the if the proposal was to kind of take 90% of it and you'd only have a little sliver L I would I wouldn't be in favor of that but um since it's still about a two acre lot so and and they they're asking for write a first refusal so there might be plans that we don't know of for more expansion in the future gu is just nice seeing somebody want to build something Al there that's a that's a positive

thing I think we have to look at what we consider industrial so I was just thinking you know a beauty Pilar I that a lot of those don't seem to me would fit in an industrial area and you one of the things is when we're zoning these areas I mean it's going to be primarily industrial I mean even though you know a beauty you know hairdresser or whatever might be allowed in that area are they really going to Target that area if it's 90% manufacturing evidently Northland electric feels that uh that might be a good fit for whatever their planning is in that area anytime you leave the door open a crack exactly that's what I thought we were going through the reone for was to examine all this and make a clear and concise defined area where things can go and can't go and when we come down to the final approval of that chart that you've got there that's what vanderwal proposed that doesn't mean that the city council or we approve that correct we could still take those P's out of there nope we don't want that nope we don't want that you are absolutely correct so I think we're kind of in no man's land right now huh he'll take some homework on everybody's part here Chad and I've been through you know three four times now so you know we're a little more comfortable with it obviously but we definitely need some feedback from the plan commission so if you see something there you don't like Circle it let us know so well and my question regarding the industrial park is are we looking at light industrial medium industrial or heavy industrial out there what is our Target for it or does it really matter because when I think about industrial I guess I

think more heavy Industrial you know I'm I'm thinking you know the big industrial people versus you know your your light and so that's my question is what are we looking at for the industrial park well that's a lot of the infrastructure was developed there for the heavy industrial for heavy industrial what I remember back though I mean upfront more towards Double D where wal cheese and that is or towards my farm the city owned some of that was going to be for the lighter industrial the heavier stuff the outdoor manufacturing that maybe would have went to the back of the park because of the noise issue that's what I remember from back in the day but that that's not in anywhere in zoning that was just a public thought or right and I guess I guess my counter thought to that is the industrial park has been out there available for heavy industrial for how long 30 plus years 35 and it's still sitting out there available so we might have to rethink in order to fill the industrial park not reach still have a water tower that's only a quarter full so filling it up with beauty salons and storefronts isn't going to use the capacity of the water tower that the rate payers paid you know right we designed that for someone to come along and be able to accommodate them as long as you know even a large industrial load we can provide with the substation there it's not a a long distance from our substation so as a utility I would like to see that area developed with a bigger with heavier industrial because we can serve it so if a customer would come along you know just because they haven't yet doesn't mean they they're not looking and that's true especially with the corridor opening up with 15 so um I guess I'm

just wondering what you know this is what it was designed for is that still our intent are we you know where where are we where are we going that's part of what this Planning Commission is going through I've all over him I've been all over the place G by mcke and Madison volleyball every one of volleyball courts are in industrial I drive by nurse offices doctor's offices I don't see a problem with this I don't think Beauty shopping par they're not going to get the [Music] incing this obviously this is not they've done this all over State seems to be working there we already have a I mean we we keep using coining the idea of a beauty parlor um I'll by toffee boats on that road out there that uh D and in our new zoning that is looking like it we are zoning it industrial one of these this one one the end one just comparing apples we want to bring employes here get all that is enough and we want to a bunch of electricity and use water understand put a water to here just

put we'll never recoup any money that we put in there I'm not saying the whole thing everything you had a [Applause] question begin the very name of the park is Northeast L Business Center must be changed at one point Jim Patrick uh three C City administrators ago had very ambitious you know thoughts for that part City invested a ton of money into that part uh nobody was coming you know thank God s grum talk Marilyn Taylor and putting little cheese out there U thank God that nor electric came out there and then uh through a lot of diligence by Kent EJ medals located there we accommodated did some work to help EJ soil work there um I think a long time ago the fact that any heavy industrial you know exclusive heav Industrial noreast um I think there's a lot of land available out there for heavy industrial I think it's right close to like J said a very substantial power source we are in a uh Corridor of Defense with manasha OT Shel Clintonville Marinette we are

still in that very valuable Corridor I don't believe that uh heavy manufacturing out of the picture discuss for New London I think that we are right for that kind of manufacturing however I think we're making too big of a deal out of this no no fetch but Professional Services what's likely going to go in there is uh planners Architects the kinds of things that also go with heavy manufacturing when you're laying out electrical grids when you're laying out electrical plans for for factories like amcore you have drafts you have Engineers you have all kinds of Professional Services you're also probably someday going to see possibly somebody that wants to put Child Care Facility thats what makes more sense than having a daycare center close to the businesses that employ a bunch of people well said so I don't I just hope that your Planning Commission doesn't get hung up on one thing think hairdressers in investment I hope you don't even get Tung up by the it's a Northeast new business C there's a subdivision of housing within a baseball R from that man there's a restrictive covenant out there that says that anybody that lives in that residential area has no grounds to complain about any noise or anything like that out there either so but Planning Commission didn't allow the lumber company to store logs and stuff therapy fat fat I'm just saying that I wouldn't get hung up on that description because I don't that it's going to be air address there's a lot of stuff that well that's my opinion you keep

pounding the hairdresser but there's no guarantees for anything so I I'm pretty sure that there will be some type of a doctor's office going out there and again like I said we've got that development here on the north side of the L we've got that on the south side of New London and now we're going to go way out there with it just because as an person of New London all I care is if they pay their tax that's really the ultimate is please get something in there instead of just empty field get the tax Bas coming in state and federal revenues aren't going to increase that's my piece as council member I'm not on planning that's probably why I'm not because a lot of these discussions but then if that's all that matters again then why did we why are we going through a new resoning thing why you the city just threw their money away on that then because now we're going to mish mash it up anyway so but we're not if we follow what they're proposing to us I know we can change it if we want to but we follow the zoning that they're proposing this is allowed there all we're doing right now is allowing break ground on this this summer or this spring whatever they want to do it or however they want to do it we're just allowing them to start now those people that you paying all that money to make you had me at child care I'm ready to make a motion to accept the um the proposal I'll second it okay got a motion on the table from the mayor second by Susan any more discussion

on okay all in favor considering this reone taken into city council signified by saying I I all oppos I theise raise their hand so we can two motions carried I apologize who we have that second I did Susie I did okay next item on the agenda is to consider resoning City parcel 33-12 d77 D1 12 from PD which is development to B1 Central business district I will take that one as well so this is the site that is for the proposed beer garden that we're working towards we have a developers agreement with um Kim tonas and her team about selling this parcel it's still in the works has not gone through as a sale yet but one of the things we have to do to allow that use is to uh reone it because like the chairman said it is currently zoned as plan plan development um under and one of the biggest reasons why um we would have to rezone it is just that the plan development designation is is intended for larger projects and one of the things that are identified in the current code on plan development is the minimum area requirements so you can see here on the screen in order to be regulated under this section proposed projects must be no less than the following minimum size she's got a commercial um Commercial Business that she's looking at doing these projects need to be 200,000

square feet that parcel is not even 20,000 square feet so it would not be allowed in that District so the proposal is to change that parcel to be B1 which would uh the downtown business district which is basically everything else around it and that would allow that activity to occur on that par any [Music] questions can you show me again where exactly the it is to be in here no the beer garden where's the be's that so see this parcel right here okay I think it was about 18 or 18 or 1900 18 or 19,000 Square ft so definitely falls short of the 20,000 200,000 square foot requirement for that zone district is there any further discussion on that hey see n consider a prop proposal motion to reone City parel 33277 112 I'll make a motion I'll second okay motion was made by Troy seconded by J all in favor favor signify by saying I I all oppos motion car okay next item is review upcoming agenda just continue on with

Z right said please get a hold of chat or ey if you run across something you're not liking so we can uh get that to our team to uh work through that so and then I don't have any other uh pending items uh for the next meeting yet so it tenative date for our next meeting is March 27 looking for motion the meeting I'll move and I'll second it motion made by second by Susie all in favor signify by saying I all oppos