hardware store the other day for a little bit. Did you go? >> No. >> Quite a few people >> was there. >> Yeah, they had food and beverages and a suggestion bucket. >> Some of the suggestions were a little call to order the plan commission meeting for the city of St. Francis for July 16th, 2025 at 7:01 p.m. If you could please rise, we'll say the pledge of allegiance. >> Pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. >> Thank you. Uh Kate, will we do roll call? >> Yes, Mr. Becker >> here. >> Jenn >> here. >> Here. >> Human >> here. Angus >> here. >> McMullen >> here. >> All right. Next, we're going to look for a motion to adopt tonight's agenda. Do I have a motion? >> Some moved. Chairman. >> Have a motion. Do I have a second? >> Second. >> All in favor say I. >> I. >> I. Any opposed? Seeing none, that passes. Uh, minutes. I believe we have to do a correction to the minutes for adopting the agenda and approving minutes. Does anyone recall who motioned and seconded? >> I uh seconded the approved minutes. >> I think I made the motion >> and the agenda from last meeting. Anyone recall? >> I think I made the motion and You second. >> No, that was for the uh the minutes, not the agenda. >> I may have seconded. I don't remember. >> Okay, we'll go with Deb seconding. >> Well, first one came from one of you two. >> Is that good enough? >> So, for adopting the agenda, we know who made the >> last week or last month. >> Last month, >> I don't remember it either. >> Okay. And then a second by De and then minutes. I have a motion by >> Mark and then >> by Mark >> then a second. Okay. >> And guess >> All right. >> Do I have a motion to approve the minutes from the last meeting with those corrections? >> We'll move. >> I have the motion. Do I have a second? >> I'll second. >> I have a second from Dustin and uh all approve or all four say I. >> I. Any against? >> None. Passes. Six. Nothing. Uh next go to uh public comment. Um this is for anything that's not on the agenda that you want to speak about. Uh planning commission welcomes public comments. Anyone who would like to submit a public comment to the commission may do so by sending an email to Kate. Um members may speak on any matter. Commission may not be able to answer your questions tonight. In most cases will not act on this meeting regarding the matters discussed. Matters may be considered at a future planning meeting. The planning commission appreciates your input. Uh M thrumm will now read any comments been received into the record. Any >> have >> none. So we close public comment 704. Move on to public hearings. >> Yes. Thank you chair commissioners. my little grab. >> Okay. Uh so I'll just start by giving some background. So the applications in front of you tonight uh relate to the development called the bluffs of river. This is an existing site that has been through several approvals that we'll talk about as we get some background here tonight. Uh but the site itself is about 112 acres located between Highway 47 and the Rome River just north of Ambassador. So largely an undeveloped area. Um got some open space and fields closer to 47 and then some more wooded area as you get. There are quite a few natural features on the site that need to be taken when you talk about any sort of development on the site. So there's wetland areas. Uh and then And close to the river, you've got uh flood plane areas and then bluffs and steep slopes as well. The entire site is located within the urban rum river management district. Um and so that also plays a factor into what can and can't be done on this site. So when all is said and done, there's like I said about 112 acres. Um about 67 of that is actually built full land. So just a little bit of background on the project. Like I said, this has been ongoing for several years. So, there was a concept plan uh in 21. Um and then by the summer of 2021, uh this area went through a comprehensive amendment and that amended the land all so that it was mostly medium density residential, which is 3 to seven units per acre for those density ranges. Um it also reduced the amount of commercial land that would be on that site. So, Originally, there was a good chunk of commercial land proposed all along 47. Um, and with that amendment, it was reduced to just the southwest corner, about 3 acres. Moving on from that, uh, 2021 approval, um, in October of 2022, the city approved a preliminary plat, um, conditional use permit for public roads, uh, and then a planning and development, the first reading of that ordinance. Um all of that was in October of 2022 for this project. Um and so that is the current uh those are the current approvals as of today. Um so there is a preliminary plat. Um that deadline for that preliminary plat has just been continually extended by the city council. Um so that is still good throughout October of this year. Uh then there is a conditional use permit that was approved um related to the uh the public roads that are proposed and I'll talk a little bit about that later. Um and then again that first reading of the plan unit development was approved. So second reading has not gone through but the first reading. So that brings us to tonight. So this summer uh the the applicant has provided an application for a preliminary amendment uh and then a CUP again for public roads. So I'll talk a little bit about why there's a second CUP there. Uh we're on slide three. But the idea is that there are a few changes that the applicant would like to make to the preliminary plan. And so that's that's what I want you to see. Um so slide four, preliminary plat changes is where I'm on right now. Um I wanted to summarize just the the changes that are proposed. So the main the main change here is that the applicant would like to adjust the mix of the unit types uh to increase the number of detached villas and decrease the number of attached row houses. Um so you can see that on the table on that slide where the 2022 preliminary flat has the unit breakdown for 22. Um and then there's the breakdown for 2025 where you can see there's significantly more detached town homes or detached villas and less attached row houses. Um they've also reduced the number of apartment units. Um that is based on the requirement in state statute about environmental assessment worksheets. Uh and because even though the number of units is dropping um because it's switching from uh now there's more detached instead of attached. Um that threshold changed for for an environmental assessment worksheet. So they'd like to propose dropping um dropping a few apartment units for right now. Um the other changes include uh the western end of northwest street that runs through the property um is proposed now to be public instead of private which is why we've got that second use permit also on the agenda this even. And then there are also six park installs proposed along 241st a which would serve the attached little houses up in the north corner of the site. And so these images on here are kind of me if you go with each house type. Uh so you can see up in the northwest corner the apartment building is not proposed to change. That area is pink. Um along with the the northern coloring which are the attached row houses that remaining and then the yellow is single family residential, single family detached. those are proposed to remain as well along with the commercial. So the big change is in the center of the site um where you see that previously in 2022 on the left uh there were of a mix of attached rowouses and uh detached town homes or villas um and now that has been switched over so that it's all detached product and they're a little bit closer together as you can see. So access as far as this goes uh external to the site there are two access points for the development uh on the south it goes to Ambassador which then funnels out to 47 pretty closely uh and then on the north side this this project would connect right into the highway 47 241st a intersection in slide seven um there are several internal streets that are proposed for development Again, I've mentioned the the conditional use that required for public streets. That's specifically because of this property is in the urban rum. Um, and so there are some additional criteria that public streets need to meet. So the the street that's shown in red, that was a street that was originally planned as public and approval has been granted already for the commission use permit for that street. That was back in 2022. um the the street or streets that you see in Navy uh those were originally planned as private streets and so they didn't go through missional use process um but as the applicant has chosen to uh to adjust the unit types on that road um they've also chosen to to make that street a public street um with right of way that meets all of the city standards so that requires an additional fee for for those particular streets um parking in development uh has has not requested any flexibility and so uh all of the different unit types will be required to meet the standard public parking requirements which for deck products is two spaces per unit. Um for the attached rowhouse product uh it is two spaces per unit plus half of the space per unit for guest parking. Uh and so on the next slide there, there are 26 attached robots and aesthetics with proposed. Um that requires 13 parking spaces. Uh right now on the plat there are six cases six spaces uh shown right off of that uh the public street 241st. Um and so that's something that staff is still looking at if it's if it makes sense or appropriate to have those parking stalls right off that public street, but that it's not something that we typically see. Landscaping wise, uh the applicant could provide a landscaping plan for the site. Um there is not a plan right now for landscaping for the commercial lot or for the apartment lot. That would probably later with an additional site plan when those uh areas are closer to be closer to being developed. Um so right now the landscaping is really focused on the the individual residential units. Um there are a few minor adjustments that staff found uh on the landscaping plan that need to be need to be adjusted. Uh things related to the size of trees at installation. Um making sure that the tree diversity is meeting all of the city code requirements. Um but there's nothing nothing really of concern. It's just some small tweaks uh that we to uh wanted to mention open space. There are a couple of outlots uh in this in this development that are a little bit interesting. I'll start with ei uh those actually while they aren't part of this plan. They are actually across the river. Um and so this plat would just create them as outlaws and leave them as open space. Um so there's no changes there. That's that's what the 2022 plan did. Um and that's that's what this 2025 amendment would also propose. Um outlot D. The big change here is that uh instead of an HOA, the developer is intending to own and with that uh tonight is the public hearing for the preliminary amendment as well as the commission use public road. Um so for the public hearing, I'm happy to answer any questions. >> Any questions, comments from commission at this point? Does it seem like any? >> No. The only thing that I had question was around the um the additional parking spot that could be attached >> row houses >> row houses. So >> um none of that I've seen to look at. or so. Um that >> all right 7:15 we'll open the public room for public comment. If anyone wants anyone wants to come and comment from the public on this or has questions, please step forward. >> Please state your name and address, please. What else? I live at 40 25 24. So kitty corn from so uh I've seen changes. I've watched this over the years now. Somehow there's a street coming into 241st. How how was it was before they needed uh the property to the north? They needed partial purchase of that property. Now they're shifting the street up. So, the state's got to be involved somehow because that's a state highway. But what happened there as far as shifting that street, I'm assuming, south of that owner's property and then now it's not going to line up with 241st, they can't because without uh that property or partial ownership of that driveway, they're going to offset that street. So, that's my one first question. And then where's this um where's the state on uh traffic impacted that apartment building right at that intersection? You got a two way highway. Uh the congestion at that uh that intersection, I think you're looking for another big problem. Um with the way it is right now and then adding homes in there, you're going to have a lot of traffic going out in that intersection. I don't see where the state is. I don't know how the state works with this. I don't know if they talk to you or if the developers only talk to the state, but somehow there's a major impact to that area. Uh and the state has to be involved with this to a point where I don't understand where the state comes in and how they deviated from a proposed uh street before. Now it it looks like it's been shipped. So how who who was involved with that? How did that happen? Um I guess that's my biggest impact there. and they're it's commercial property. Obviously, they got a right to put a apartment building there. But the traffic input or problem, potential problem, I don't see where it's addressed in any part of the that's my biggest concern. And obviously, my first one was how they shifted the street. So now you got now they're not talking to that owner of that. And now they come up with their own street design, deleting him, deleting um how it was supposed to be before and how the state has accepted that or are they just proposing it and then trying to figure it out later? Big question of mark to me. And my secondary question to all this is where's the DNR involved with this? My understanding when they tried to put property or proposed building to the north a few years way back wanted a 300 foot setback. I don't see a 300 foot setback on the river. How's the DNR accepting all these homes I post and I I hope the DNR has been notified of this. I'm assuming they have, but um why at this point the DNR is okay with that all those homes along the river and before uh they wanted a 300 foot step back. So, um that's what I have for right now. I didn't get a chance. The last thing I want kind of step on is that we got a letter maybe a week ago. >> Why are we getting notices to this? How do you change it from a person? How does they change their schedule to match up with this? And we should be getting this stuff done a month and a half ago maybe so we can get study it, do our own research, call state on our own our own time, get do our own investigation and all of a sudden we've got a date to come up and talk to you. Why don't we just get notified? So the shortness of your notifications I think is is lacking and we need especially the owners that are that close. So I'm I don't know how you do that. I don't know if it's just policy, but something as major as this, you know, that's the other thing, too. When an apartment building goes proposed behind the D office, you guys can have standing room only. Now, apartment building goes up, you know, a mile north of town, nobody cares because nobody nobody lives up there. Yeah. Or knows about it. So, I mean, it's probably the biggest uh project this city's ever seen. and without uh the public getting to know about it. I mean, you get five people that show up and they're the ones that living right there. So, as important as what was proposed behind there and they were talking about uh traffic congestion, too. And now we're looking at potential traffic problem out there in 24. >> How's that? Thank you. >> Thank you. >> Thank you. we have any answers or take it as comment chair. So in regards to 241st the so as part of the first round of the preliminary plan as you know this is an amendment so we've been through this um process with this development the first round with the DNR at the state and with that first round we did work with Mandot to shift 241st south of that property line that is in agreement with when the city completes 241st on the west side we will use the rightway to curve up the line. So when we finish 241st, we are required in the city to match up that intersection. Um, as far as the the traffic study and the DNR, I will let them uh take those two pieces. >> Yes. So chair and commission, there was a traffic study completed again back in 2022 when this project was first um first reviewed as a preliminary plan and approved. And so um you know there again there there hasn't been additional units added um make us need to go back to do that traffic study. Um, at this point, what's what's being proposed tonight is very similar. It's really just a change in type of unit. Um, not so much a change in number of units. And so, um, that that was completed. >> Um, there were there were conditions of approval uh on that 2022 approval um for the applicant to work with Mindot uh for that intersection. Also, county for the south intersection ambassador and with the DNR because those pieces weren't yet at this point the the applicant did receive conditional approval from the DNR. Um and so there's one main condition and that is needing to preserve the open space that outlaw de in perpet. And so that's the applicant has a couple of different choices. You know they can own the property, they can give it to the city, they can put an easement on it. there are a number of different ways that they that and the DNR as long as it's something that's concrete they don't have a preference which one um and so at this point it's kind of back to the choice as far as how they want to do exactly what the command is requesting um the question about the 300 foot setback um this property is the northernmost point of the urban run river management district and so as an urban instead of the rural which is just to the north it has different setbacks and so the setbacks are smaller whereas to the north it is that 300 what is it here >> uh is I don't want to say something >> okay >> we'll continue with public comments there anyone else who has a public comment um what was the distance for the people to receive letters for this meeting this evening. We go from 300 ft to 500 ft several years ago or what the what was the process there that chair and commission the distance is 350 ft. Uh so we did change this a couple of years ago. So in the urban service area it's 350 ft for this uh outside of that I believe is the rural. So this is in the urban. So it's 350. >> Any other public comment? >> Can I follow up? >> Real quick though. >> Just a quick question. >> Yep. >> You are you shifting all 241st the whole road. >> Shift your tilt or what? >> Chair commission. So we are we are going to shift that end to using the rightway that's existing. So it's going to be a offset intersection >> until the city finishes 241st. It will be slightly offset. Once we finish, we will bring 241st at the intersection point to a line. >> It still would be kick though. I mean, unless you're going to move all of 241st south or you're going to have it still shift at a name. Correct. >> Correct. >> Correct. >> Just clarify. Thank you. Y chair and commission the the setback for the ordinary height. >> Okay, thank you. Any other people got letters on this for this meeting this evening? I want renotified again >> the same residents being re notified in that radius. >> Nope. So, chair and commission the the standard practice that the city has this is the public hearing tonight and so everyone's notified. Um, we don't notify when it goes to council. >> All right. Thank you. >> Any other public comment? All right. State your name and address for the record, please. >> Excuse me. I'm Paul Ry. I live at 3956 St. Franc. And I own the property up to 241st. Now, you're telling me that that I got to give up part of my line to my property. Align that important first. >> How much is to your commission? No, we we won't be using any private property. We are using completely right of way to realign that and it's it's fee. It's not going to affect any private property. >> What is the right of way on that? >> I would have to I don't have that, but if you would like to come into city hall, I'd be happy to show you. >> Yeah, because I have a a stake out there showing my It's not very far off the road. So, I'm I'm a little worried about how you're going to get that line if you're going to have to take up some more property. >> No, chair and commissioner, we would not be using public or private property. We would be using the right way. Surveys would be done to ensure that we're not approaching. So, and that's not going to that's a project that's not uh scheduled to happen until we pave that road. So, it is is quite a few years out. Now on 47, are they going to be putting turning lanes in and lanes coming out of the property or that intersection? Are they going to put a roundabout in there or what what do they figure they're going to do there? >> Chair, commissioner, sir, right now we have a roundabout going in at Ambassador 241st. I don't believe we have any changes from the state that were required. Also, there's one going on. >> Ambassador >> 47 in Ambassador. >> Yep. >> Oh, good. Okay. So, I was gonna ask about some type of traffic control there with the increase. >> So, chair, commission, so we may see um a roundabout temporary design as early as this year. It may be more of a permanent design. It would go in next year, but the state, that's a state and county intersection, and they are working with budgets and design right now to figure out a solution. Okay. >> So, the plan is is if they do this development, are they going to run sewer water all the way up to 241st and down west on 241st? Is that the plan? Are they going to put the black top down and then put the sewer water in after? >> No. Chair, commission. So, the the infrastructure will get pulled through this development and up 472. There are no plans to go west. at this time with water, sewer or paper. That is that is years out. >> All right. Thank you. >> Thank you. >> Any other public comment? Okay. We'll close that at 7:28. Any other questions, thoughts from the commission? >> Just what is the typical notice time to sit? >> Yes. Mr. Chair, commission. Um, let me try to explain this. So, when an application is received, um, if it's a like land use application like a conditional use permit, the city has 60 days to act on. That means 60 days to get through the planning commission and the council. Um, obviously planning commission is held once a month. Uh, council's held twice a month. And so, there are also requirements for notice. Um, do you have to send out a notice at least 10 days prior to public hearing? That is the state requirement and that is what the city follows. Um, and so we do our best to review the application, make sure that it's complete, make sure that it can actually go on the agenda and then we send out uh following the schedule that's been published on the city's website for when that gets sent. Um, and so I I understand wanting wanting additional time and feel your pain because sometimes I want add time too. Um, but we are really under that under that 60-day clock and so we can't roll it faster. >> Correct me, but it doesn't get done or reviewed in the last 60 days. It's approved >> without conditions. >> So, this put it all in context. This was approved a year and a half to two years ago. It just been idle at this point. So the amendments that came in today and that we're talking about here today are just some tweaks and tuning that they've done to it. But it's so but it's it's been real for almost two years now because nothing's been finalized and the economy and all things. >> That's correct. So the applicant has had the opportunity now for several years where if they wanted to file a final plat that was consistent with that approved preliminary plan they they could and that's that that would be done. So, but yes, they are choosing to request some additional changes. Again, primarily that unit mix and the changing of private questions, comments, >> this meeting held tonight. We're discussing it now. getting a close discussion for the people who don't know or even where does the rest of this where does this go from here how what's follow now >> right >> uh so chair and commission the next step for this uh would be to go to the city council with the recommendation by planning commission at that point council would then be the the body that actually acts on the request so um from there so that action would be preliminary plat the conditional use permit second reading of the ordinance that that applies to this. >> Okay. >> So, those all three of those will be on the same >> August. Okay. >> Okay. Thank you, chair. >> Yep. And we're looking for two motions tonight. Yes. Is that correct? >> Two motions. One for the flat, one for the I'll make the first motion to move to recommend approval of the preliminary plat amendment for the bluffs of Rum River project conditions and findings of fact as presented by staff. >> I have a second. >> I have a second. >> A second. All in favor say I. >> I. Any opposed? See none. Passes. Want to have a second? >> Second one. Move. The >> cup >> c y move to recommend the approval of the public road cup for the plus the rum river project conditions and findings as presented as de >> have a motion. Do we have a second? >> I would second that. >> We have a second. All in favor say I. >> I opposed. >> Say none. That motion passes. All right. Uh public hearing is closed. Regular business items. I see none. Discussion by planning commission. Anything outside of this that you guys want to talk about? >> See none. Do I have a motion for adjournment? >> I have a motion. >> Have a motion. Do I have a second? >> Second. >> All in favor say I. I. I. Opposed. None. We are done. Thank you.