Good evening. It is Thursday, September 4th, 2025 at approximately 6:05 p.m. and I call the City of Maple Plane Planning Commission meeting to order. Uh to start off, please stand and join me in the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, liberty and justice for all. >> Thank you everyone. Um, welcome everyone. First order of business is to adopt agenda. So, if anyone has any add-ons that they'd like to uh put forth on the agenda, please speak now. Otherwise, I need a motion to adopt the agenda and approve tonight's items. >> If none heard, if none heard, I would make that motion. >> I got to remember your names. Okay, Mike first motion. I need a second. >> I'll second. Stefan seconds it. All in favor say I. I. All oppose say the same. Eyes have it four to zero. Um with that we are just moving right along and uh we need to think all the way back six months ago. Um March 6, 2025 was the last meeting that we had and um the city has provided some notes related to that meeting. Um, anything that we want to add? Correct. Typos that we saw, anything that wasn't caught here that we can remember? >> I see one typo. Um, under other business, spelling of my last name. >> Okay. >> Um, and in general, uh, actually, I think I see that in several locations throughout. Um, I guess I'd still like I'd like to see a little more detail in the minutes in terms of uh the content of our discussion rather this is, you know, kind of a basic outline and of what happened and who spoke and what was passed, but I guess I'd like to see more detail in terms of important discussion items. >> Okay. Any other comments at all? >> To approve the minutes. >> Okay, Stephan makes a motion to approve the minutes. Do I hear a second? >> I'll second the motion. Um, Adam seconds the motion. All in favor say I. I. >> I. All oppose say the same. Eyes have it. Four to zero. Okay. Um, I got to switch to now we're on to um Okay. Discussion. Um and this involves any um is this the point at which we would ask the public to comment about >> we'll be doing description? >> We'll we'll start with my presentation and then we go to the um public hearing um after I do that andor after you ask questions of me. >> Okay. >> Give you this one. >> We're going to try to get the presentation up. It's not connecting. So, uh, hopefully I'll jump up here in a second. So, first item, uh, for consideration tonight is a request for site plan review and a conditional use permit to allow a cannabis cultivation and manufacturing business to operate within the existing building located at 5600 Pioneer Creek Drive. The applicant Justin Sour and Zmer Farms LLC is asking the city to consider a site plan review to allow the use of the existing space um on the subject property for a cannabis cultivation and manufacturing business and then a conditional use permit uh to allow that uh particular business in the I1 industrial zoning district. The property is located at 5600 Pioneer Creek Drive. It's zoned industrial. builds guided by the city's comprehensive plan is industrial. It's approximately 11 acres in overall size in the um uh industrial zoning district. Uh cannabis business. Um all except low potency hemp edible retailers are considered a conditional use permit or a conditional use. Um and the city uh in order to allow the use of the building for that purpose would have to grant a conditional use permit. So on the property uh currently there is a 40,000 square foot building. The applicant is looking to lease approximately 20,000 square feet uh of the existing building which is and in this case would be the east half for the proposed cultivation and manufacturing operations. city discussed the use with the applicant um and talked about um that cannabis businesses um are considered conditional uses and that all conditional use permits in the city are required to have site plan approval uh associated with that. In this case, um this would be the same for any conditional use that the city would consider. Um but what we really look at is if there's a change in use of a particular building that um takes a building's um usage from one type of use to another um that there would be site plan review but in this case a conditional use permit kicks in uh the site plan review requirement. The city sent the applicant a list of questions to try to understand and better um provide contexts relating to how they would use the building, what uh what type of um materials they would use in their processing, how they would bring those in and out of the building, how they would store uh products that are produced in the building. Uh try to understand the number of employees associated with the business. So we could look at things like parking. Um and then just in a broader sense understand um more um more aspects relating to how the property would be used, how the um the materials that are going to be processed or the product that was going to be manufactured uh would be made and and kind of what was involved with all of that. So, in doing that, we kind of went through a review and um I did provide a copy of our letter along with the applicant's response to that initial letter um providing more detail, more information. I try to capture andor summarize some of that information in the report. Um but I I'll I mean I I don't know everything about what they um how they're operating or what their um you know kind of full operations will be. With that said, the applicant um would be leasing half of the building for the cultivation and manufacturing of cannabis under the medical combined license awarded by the state. um at this particular location. It's important to note that there is no retail requested at this time. So they're um they're looking at just the um cultivation and manufacturing portions of that license. So they intend to cultivate approximately 15,000 square feet of cannabis um measured by the canopy. And they talk about the process in their um narrative and their response to our questioning about how they would um uh grow that and then how they would um manufacture that or convert that into a product that would be then for sale. So they talk about what that looks like and and what that kind of end product would be. Ultimately, what they would be looking to do is sell cannabis, flour, and manufactured cannabis products uh uh through or for wholesale sales to retailers. I I I believe they noted in their application that ultimately they they intend to open up their own retail outlets, but not in this particular location. They did provide us with a floor plan indicating the general use of the interior space of the building showing that there's an entrance way, a lobby area, small office area, um as well as then the cultivation area which is really the entire back portion of the building. They don't have any outdoor storage planned at this time. So all processing, manufacturing, storage of materials, storage of finished products um would be handled inside of the building. Uh they did note that any I did note that any change in that use would require site plan review amendment and potentially a conditional use permit amendment. They um talked about that they would just use uh normal um uh trash or refuge containers um for warehouse business. Nothing special, nothing um unique to what they're proposing to do. They did note they'd have between three and five deliveries per week once the business is fully operational. And they noted and we did look at this a little bit closer that the disposal of cannabis materials. So anything that would be um part of their manufacturing cultivation that would be a part of the that would be defined as those cannabis materials are regulated by the state under the office of cannabis management and they would be securely contained inside the building and disposed of offsite in accordance with applicable requirements. So with that said we do uh have criteria looking at um conditional use permits in general. Um we also have the um criteria in our ordinance relating specifically to cannabis uh businesses. Um in those criteria we look at must be licensed by the state which they will be a cannabis retailer um or cannabis business with a um must be registered uh under city ordinance if they have a retail endorsement must meet the cannabis business buffer. In this case, again, they're not a retail business, so that buffer only applies to retail businesses. And then must not exceed the cannabis business retail limit. And again, they're not retail, so they don't um they don't have that criteria isn't applicable. With our conditional use permit um criteria, we have general criteria listed in the city's ordinance. And really what we look at is that the proposed conditional use of the property um doesn't cause for um or create any um um any type of conditions that cannot be adequately mitigated by the applicant that would take away reasonable use and enjoyment of the surrounding property. And so um that's a broad there's a kind of a broad application of that of those criteria. But in this particular case, we do look at some additional factors. Um, so when we go in and start looking at a existing building that's changing use, one of the things we're trying to confirm is that parking uh that's provided for the building on site is adequate to accommodate the proposed new use for this particular building. uh we do look at the condition of the building relating to whether or not it's a conforming building, if there's any um illegal or legal con uh non-conforming aspects to the property. This particular case, we did look at the required setbacks. We noted that the existing building in its current uh condition does meet applicable building setbacks as well as uh parking setbacks. We noted what those were in the ordinance. We did uh look at the parking um in this particular case. We really focused on the product manufacturing in approximately 15,000 square feet which is their manufacturing area. They do have a very small office but in the way that it was described it really overlaps the manufacturing. So we looked at that. We also looked at the maximum number of employees that they'd have at any given time um on the property. And so with the product manufacturing we noted one space per 400 square feet uh is required. So we took 15,000 divided by the 400 and came up with 38 spaces um of required parking. We noted that the eastern half of the property has 41 existing spaces. But in looking at what the applicant had provided in terms of its employee uh and projected employees and then the the kind of historical use of this particular property. Um we found that that 15 to 20 employees at at any given time would be the maximum uh that they would have. And so in looking at the required spaces of 38, the provided spaces of 41, um we believe that the the site has adequate parking. When we looked at those 41 spaces, I will note that the 41 spaces are associated with just that half of the building. although there isn't there isn't a sign or a line or something like that but we tried to uh calculate what that really looked like and so um that still leaves the other half the building to have uh the parking that they have on that side. We looked at the site lighting on the uh building. There is um currently independent uh there's currently uh lighting on the building. There is no independent lighting. Uh all of the lighting is wall mounted. Um, and those mounted lights do not meet all the cutoff standards of the city. They're kind of a outward- facing wall pack. Um, if anybody drove by or looked at the building. Um, so we we would be looking for some direction relating to that aspect from planning commission. We looked at site landscaping just in general how it is and whether or not it would conform to existing standards. Uh, the site does have existing landscaping. It has perimeter landscaping on both the east and west property lines. As you um all know, I think the north property line kind of looks out over the wetland uh area and that large complex. So there there wouldn't typically be um a need for landscaping on the back side or that north side. And then they do have a landscaped area between the front parking lot uh or the front parking spaces and the street. There's a series of planting beds with low shrubs, grasses, and deciduous shade trees. So, um I noted in the report the existing site has historically been used for manufacturing, warehousing, and office. The applicants are proposing to use the existing building in a similar manner to the historical use. The building is located in the industrial zoning district, which was established to allow commercial manufacturing and process uh processing. um due to many factors um including the new concept or kind of the unknown concept of cannabis manufacturing cultivation and just in general the business because we don't have experience with it. Uh the city when we adopted our ordinance chose to make that use conditional. Um so that we had an opportunity just see how these businesses work, what's involved with these businesses um and and what kind of things we need to think about or consider in the future. Uh this is the first business we've had that would come in under our recently adopted uh cannabis or ordinance. So um we're trying to kind of work through and think through what are the the um uh potential factors that would require uh mitigation um beyond what our kind of normal mitigation members measures would be. But with that said, uh the proposed um use of the existing building uh doesn't appear to intensify uh or cause for additional impacts to the surrounding properties uh based on um what they've proposed in the information that we were able to obtain relating to the proposed use. Um so so um with that ultimately you would need to find that the um uh existing building meets the requirement of the city site plan review standards which we kind of went over. Generally it's always a little bit of a um uh kind of a subjective review and opinion when we're talking about existing sites that have been in operation versus when we're talking about brand new sites um that we can kind of more objectively measure against our current standards. Uh but with that be happy to answer any questions um go through any of the uh materials as well and uh as was noted this would be a public hearing uh that would relate to the conditional use permit. So >> all right with that I would like to open this uh session up to the public hearing. >> Um we will hear your comments. Um, we will consider your comments, but they aren't necessarily uh extended toward the agenda items. Um, I saw that. >> Be respectful, common courtesies. Um, those are some generic rules for our public hearing. Um, and with that, I need a motion to open up public hearing. >> Right. >> Yep. >> You do. You do. I'll move to open the public hearing. >> I have Adam opening uh moving to open the public hearing. Can I get a second? >> Second. >> Stefan seconds. All in favor say I. >> I. All oppose say the same. Eyes have it four to zero. So the public hearing is open as of 6:24 p.m. today. Uh first person to speak, Mary Kelly. Please step up to the podium. state your name, where you live, and um express your concerns. >> My name is Mary Kelly and I live at 5760 Main Street in Maple Plane. Um and um I'm curious about what the uh odor control aspect of this operation would be. I didn't see anything in the documents, you know, before the meeting that specifically talked about that. My understanding is that even though this will be an indoor operation, that cannabis, the plants themselves can emit a significant odor from at certain stages of growth. Um, and that depending on what the air handling system is, that odor could be emitted to into the environment. And um I know I've read in other locations around the country that that has been a significant source of um neighbor distress, that kind of odor. Um so I'm wondering if there's air filtration systems planned that would mitigate that. Um and u that's that's one question. And then kind of related to that, if there is um some kind of special filtration, would there be air handlers related to that or to any other part of this operation that would emit significant noise into the environment? So, because we live just on the other side of Highway 12 and we we hear manufacturing operations stuff um from time to time and don't want that noise to be increased in the neighborhood. >> Thank you. >> Thank you, Mary. Appreciate it. And then I believe uh Dennis Kelly is your topic also related to the same >> No. >> Is it related to a different topic? >> Well, it's related to the cannabis. >> Okay. Yep. Yep. >> Yeah. >> Um as um Mr. um Sher Mr. Cultus uh gave the report. Um you noted that the um the existing lighting on the outside of the building does not meet city standards and I'm just curious as to with a new conditional use permit and and some intention by the um by the new operator to install additional lighting. Um will the lighting be brought into compliance with uh city codes and and standards? Um the related to that, the new lighting is um intended to to keep everybody safe um and to make sure that the uh the lighting is adequate for uh the video recording as required by law. Um are there standards, this is a just a question I don't know the answer. Are there standards um of lighting intensity and uh directionality um to which the operator can look to for guidance uh to not create excessive lighting? I know we have a number of buildings especially along 12 where excessive lighting is almost blinding to the drivers. It's not shaded or shuttered in any way. And I would just want to make sure that a new operator would come in and be in compliance with uh with our own standards and hopefully with the uh international dark sky standards if those are if those can be implemented uh adequately. Thank you. >> Thanks Dennis. >> Thank you. >> You could ask if the applicants here and if they could speak. Yeah. If the applicants are here, did they want to u come to the podium? >> Sure. >> State their name and >> Definitely. >> Give us the download on who you are. >> Yeah, for sure. >> Excuse me. I think I caught your cough. My name is Justin Sawyer. I'm the owner of Zmer Farms. Here tonight with my daughter, Zoe, and Jesse Davis, who is the lead cultivator on site. So, wanted to make sure Jesse was here as well, just in case some of the questions got into a little more depth that we needed to tap into his mind on. But I think I can, if you would like, I can address uh Mary and Dennis's questions first and then answer your questions or however you guys want us to handle this. >> Sure. Yeah. >> Okay. So, just to give you a little background on myself, um, I have a legal background. I'm a little eclectic. I have a legal background. Um, also a licensed financial adviser and I'm a licensed Major League Baseball agent. So, taking a lot of tests in my day. >> Um, filling out this license application was one of the more challenging ones. But on the question of odor control, so great question. Um, and it definitely is an issue around the country. this facility if you kind of look at it like two, it's kind of a room within a room. So these modular rooms are placed inside the building and those modular rooms have their own climate control system filtration and it's very highly efficient because if you if you're going to grow quality cannabis, part of that efficiency is filtration. So that air that comes out of those modular rooms then is released into the warehouse space. So then we we add additional air filtration to the systems in the space to then filter that air out into the atmosphere. Right? One of the issues that it's it's never perfect, right? So you you if you don't get it right, you have to add more. That's a part of working with the city. We think that we're not going to have any issue with it because of the the high quality systems that we're putting in. So, and it's the positive result of putting in higher efficiency filtration systems is better product that thus sells at a higher price. So, the odor control is actually a benefit of doing it right. I would say most of the people around the country that have odor issues are trying to do it cheap right. But I will say if we don't get it right the first time, we're going to we're definitely going to going to get it right. If someone comes to the city and says that there's an issue, we'll fix it. Um and it's it's not a hard fix because you're just adding on to those systems that you already have. Right. As far as the lighting, Dennis, that's so we don't own the building. We're coming in to lease the building. Um, obvious we would hope to eventually buy the building, but if it's not up to code, like I have a good relationship with the gentleman who owns the building, um, we'll work with you guys to make sure that that gets up to code. As far as though the lighting that we will be responsible for. So, I guess I kind of look at that as maybe the lighting on the street or kind of that. But I guess I don't I'm not too smart on that part. So, sorry about that. But as far as the lighting with the building, um, security is a big issue, right? And it's more of a deterrent when you don't have a retail space, right? We're not selling, so the public really shouldn't be coming to our front door and walking in. We're not we're not giving tours, right? But you still have that, you know, at night someone thinks that they can go scan a place to break into it. So quality security is about deterrence, but it's also about protecting the pro the property and also protecting our employees when they're there. So on the outsides, u there will be license plate detectors on three parts of the building. And part of that security addition is making sure that there's sufficient lighting to read those those plates. There will be motion sensors and like glass breakage sensors on all the windows where lights will come on like flood lights if they're triggered, which would be very bright as far as when you're talking about but only in situations where someone has triggered those motion detectors to cause those lights to come on. Um, let me think. Did I answer your questions? I'm sorry if I didn't. >> Question about noise. >> Oh, yeah. Oh. Yes. >> External noise. >> None. I mean, nothing like it's not like a typical manufacturing facility. I I know what you're talking about with the noise coming out when you've got you're working with steels or metals, but this is no, it'll be there will be no additional noise coming out >> in the air filtration system. won't be for example adding like rooftop air handlers or >> if there are I mean most of those should be contained inside but anything on the outside's going to be no different than what is currently operating there like there's really no high they're because of their efficiencies they operate at a lower decibel than like I think the probably the biggest issue with noise that I can think of off the top of my head would just be a you need a backup generator on site that can operate for at least eight hours per the office of cannabis management with the state of Minnesota. We'll have something that'll operate for at least 24 to 48. It might be diesel. We haven't finalized that yet, but if that's an issue, we can talk we can work with the city to make sure. But that the only thing I think with the diesel generators operating out of the back of the building, >> but we probably have more issues >> than us and our noise because everyone else probably doesn't have power either. >> But I think if I when I think about that, that would really be the only big noise issue that comes to mind if that's helpful. >> Yes, ma'am. >> Yep. Any questions I can answer for the committee or >> Yeah. Uh do you do does anybody have questions for for Justin here? >> I know you sorry >> you wouldn't mute. There you go. >> I know that you uh touched on it. Thank you for doing that. Maybe a little bit more depth. You talked about nationally there have been issues with maybe air handling or uh ventilation and those kinds of things. Yeah. >> And so I'm wondering what they're doing wrong and what yours what's the difference? >> Well, I would say I think my first response on that is when you're going to read an article about any business, you're going to read more of the negative than the positive, right? So I would say with odor control across the US, you just have people who are trying to operate and get in there at the cheapest price they can and just so that they can run just like someone running a business on Main Street here in a different area. They just don't put any they don't do it right. >> And that the key in this business and part of those those folks end up going out of business because they're not creating a quality product. And so like odor really takes care of itself when you do it right because the climate efficiency has to be precise. Okay? And >> you got to have temperature and hum and all of that is basically invested in these HVAC systems that you got to clean this air so that the air coming into these rooms doesn't have any contaminants in it. So I mean they're they're extremely high efficiency and part of that is just the it's they're not built for the odor. Yep. >> But because they're so >> efficient odors >> and that's understood and and thank you >> and I I wish I had more >> go a little more in depth maybe with what it is specifically you do >> you >> that's different >> you pay money and buy good air conditioning units and good I mean Jesse can >> you know you understand what I'm saying I mean >> I understand we can throw money at it >> yeah so carbon is what scrubs the smell simple carbon pellets that's basically ally what's cleaning any smell. >> Just get up in front of the Sorry. There you go. Thanks. >> So carbon is what is cleaning a lot of the smell for the most part. And when you look at national um growing, it's a lot of it's outside. It's in green houses. It's in areas that you can't filter very well. >> Um even a closed hoop greenhouse, a lot of times it has a lot of cracks and it's very hard to keep all that from leaking. Um, with these tight air sealed indoor spaces, you can really pull all 100% of that air through filtration systems and scrub it with that carbon. Um, so you know, California, a lot of these other states, 70% of their cultivation or more is in outdoor spaces like greenhouse and stuff that's hard to contain it. And they have an ability to do that there. We're here. We have a different climate and it really doesn't work well to even cultivate for the most part in those spaces. So, we need to be indoors, which is to our benefit because we can kind of, you know, scrub the air more. But those other places, it's more beneficial for them to be outside for their market and their price point. So, that's kind of why why it is the way it is. But being inside, we can push 100% of our air through that carbon and scrub it all clean. >> Helps. Thank you. >> So, question. So, these are actually totally self-contained units with big cubes with lights and and the air filtration all kind of self-contained. And so, each of those flower rooms that I saw on the plan is is like a cube. >> Yep. So, the the flower rooms would be the only room flower clone are the ones that have that house the plants as they're growing. >> And those are basically contained with modular walls that are and everything's created with a a tight seal. They've got a roof. And so th those first HVAC and climate control units and air filtration units are kind of housed on that roof. So we've got a 20 foot clearance here in this building. Those modular walls are 15 ft tall. And so those units will sit on top of those walls and then expel the that air into the warehouse which then the warehouse has additional units additional filtration units added into the current system and then filter it on the way out. >> That additional filtration is something that you're adding or it's already >> basically adding the carbon filters to the current >> two two levels of filtration then correct >> that you're adding. >> Yes sir. I mean, we're adding on to the current. So, we're not putting new HVAC. We don't need to in the in the actual building. >> That's just adding on the air filtration components to it to make it more efficient. But yes, basically two sets >> if that answers your question. I'm sorry. >> It does. Yeah. I was trying to visualize. >> So, outside of just the smell, we're going to be scrubbing for pathogens using UV light through through everything. So, we're not just cleaning the smell. We're cleaning everything in the air. So, when you're walking through the building, you're breathing the cleanest possible air because it's you have employees in there and you know, it will be medically clean. So, not only are we cleaning the smell, we're cleaning pathogens and everything else because that can affect our plants and everything. So, we want to make sure that the air inside is not only, you know, clean for us, but it's all it's clean for the plants. And we're not just cleaning just the smell, but we want the the cleanest atmosphere that we can have. So, >> my next question is on security. Um, you mentioned a couple things. If you could elaborate on that, um, I can imagine, >> um, even though it's not retail, right? Uh, people are going to find out that you're producing cannabis >> and, uh, you know, I can see where there might be a possibility for someone trying to to break in and, you know, steal steal your product. Um, and lighting lighting is uh important part of that. You mentioned the security lights and so forth, but if you could kind of elaborate on on uh measures you're taking to uh to address the security issue. >> Yes, thank you. So, Mark, do we have that updated security layout? I got it. >> I I don't have it in my presentation stack, but >> no worries. I can walk I can walk through it here. So >> get it up there. >> Every every door entrance will have a key will have a key fob. And so anyone that comes in those doors, we know who came in. We know exactly when the rooms within the facility are also locked with key fob access. So if you look at this medical room, this medical alley here, there'll be a door here. Those have key fob entrance. And the people who have access to the rack will have access to the different levels of access. Look at this vault here. That's where all product will be stored. That's locked inside all of these rooms. So, if anyone go into those rooms, but then we look at the outside of the building. There'll be a license plate detector here along with cameras. You have to have two separate cameras. One camera for the video and one camera for the license plate. Those will be low here. on this corner. So, in our minds, someone's going to come to the building, they're going to case it first, right? We're going to be able to capture those license plates first time they drive on if there's somebody who wants to. There's going to be basically breakage or pressure detectors on all the windows on this side of the building. Someone wants to break a window straight to the police or western suburbs. And so we will >> if we're approved here that's part of the next step when we do the final approval I'll be reaching out to suburbs department here's what our security is there you guys think we should do different based on how people are operating in this area we have panic buttons inside the building so every office on the main upper level. We'll have a panic button at the desks. We'll also have two panic buttons that people can wear lanyards. So any employee who you want your employees to feel safe want to folks. It's about deterrence, people knowing that there's security there, but it's also about people that come to work there knowing that they're safe. And as a result of that, hopefully people don't think that they can break in. So, but if they do, it's there's extremely secure building because again, something very seriously. So, we're going to go above and beyond what the state requires. If you look at what the office of management requires and what we've actually built out to install in here, we're going way up above and beyond what they need. >> And a lot of the AI technology too helps a lot now with the camera systems because it'll actually identify people walking trying to break in and over the loudspeaker and say, "Hey, you in the blue sweatshirt, stop." and then you're there for another 30 seconds. You've been warned. The police have been called. So, there's new kinds of security that, you know, help keep employees safe and help response time and things like that that will also help us as we kind of ramp up and tune our security. But our plan is to be above and beyond. We have eyes where the OCM wants us, but we're also going to use some new technology to kind of help us be a little more advanced um than things are. >> One thing that Mark mentioned was um retail. There's no intention to put retail just because of the way the state has it set up. You get one retail per congressional district with this license that we we have. And it just that's not an area where we put a retail in this space. We can't put a retail in Weisetta or downtown. >> So there's just not enough traffic here. I mean where I would want one. So just if that's and you know it's like how can you I mean obviously we'd have to come back if we did but that's not the intention here at this space. We will open our own retails, but they will be, you know, the one that's in this congressional district will not be here. >> Quick question along the lines of security. >> Yes, sir. >> Um, you know, I realize I know why banks need security because it's kind of a a draw, right? That's where money is. We know where to go to get it. >> Um, you know, a salt lick is something that you put out in the woods to attract deer, right? Is this a salt lick? Are we going to um do we open ourselves up for um people coming into the community? >> No. I mean, I don't think it's any more of a Salt Lake than a jewelry store downtown or I mean, obviously a bank, but or you know, any any place, but they're definitely, you know, you're going to get the people who I practiced law for a while. I did a lot of trial work and I did a lot of criminal work and you know criminals aren't very smart and so you're going to get plenty of people who who might think like hey let's go check this place out >> but the goal is when they see you know you can't control dumb but if they're smart enough to see all the cameras outside and all the security it's not it's not hidden it's not obvious and it's not an eyesore but if I'm casing a building I'm going to see camera camera, camera, camera, camera. >> And hopefully that's a deterrent to the majority of the dumb people who think that they would be able to go in and quite frankly I don't understand the ATR the what are you going to do? This isn't a diamond. You're going to go in and steal a plant. There's a hell of a lot more work that goes into that. But again, >> understood. >> Yeah. So hopefully I mean I I don't think it's any more of a salt like especially since there's not a re a retail component to it. It's just not a hightraic area for the public. So you really would have to seek it out or just know it's there. And we're not the only thing on the door is going to be Zmer Farms LLC so that deliveries know where to put the package. There's going to be no additional signage on the outside. We're not advertising, hey, look at us. Here's where we're at. So, we're going to try to keep a low profile and really the outside of the building isn't going to change in look or appearance other than those security measures that are going to be out outside. And you had mentioned that there would be two deliveries weekly or yeah cups or whatever. I think >> that's kind of it's kind of tough but let me hopefully try to add some color on that. So at the beginning here let's say you know the goal is to be operational by January 1. And so all these modular walls and HVAC units and stuff have to be delivered like in October and November, right? And they're going to be in that back warehouse just waiting for the general contractor to come and put the puzzle pieces all together to be operating by January 1. So, we've got large semis that are going to be coming in to drop that stuff off. Once that's done, deliveries are literally what's being delivered to our business just like it's being delivered to any other business as far as, you know, pack uh boxes of materials, um safety equipment, goggles, um all of our techs have to wear full body so that they don't get contaminants out, right? So deliveries like that, but they're really going to there really isn't going to be backdoor large equipment coming in. It's just that everyday kind of safety equipment, whatever shows up at a warehouse type of stuff. >> Sounds like, you know, I equate this I think everybody in the panel here with what their background is has been involved in clean room >> construction in one form or another. Yes. >> Am I accurate in say you're really creating not to that level maybe or maybe you are at that level >> at that level or >> clean rooms within each one of these >> correct environments. >> Yes sir. That is actually a really Yep. They're basically clean rooms and a little bit because of the lighting that we got to put into I mean you want to make sure that there are zero contaminants in those uh rooms. Are you creating additional heat that needs to be gotten rid of or are you >> No, I mean your your your climate control units are taking care of that. >> Okay. >> Now, um this is a shared space, right? Because the there's another half of this warehouse. >> That's correct. >> Is there a current um business in that other half? Yes, I believe there is another business in that. >> So then when it comes to odor, how will it impact that other half of the warehouse? >> That part is actually works out real nice based on the design of the building. It's kind of like a mirror image on both sides with a thick concrete wall. So our our wall right here is concrete and then the second half. entirely there's two blocked up right now and the plan is to for us to basically block those entries. So the only concrete And the reason we're going to board them up is for the security. It's just makes more sense. There's there's wood up there now. It needs to be blocked over. So, that'll be done. >> Yep. There we go. >> Yeah. That kind of top part down. Any other questions? Planning Commission, Commissioners? >> I have no They've all been answered. >> Uh, with that, I need a motion to close the public hearing. If we're good to do that, >> I'll move to close the public hearing. >> Adam moves to close the public hearing. Can I get a second? Second. >> Mike seconds. All in favor say I. >> I. >> All oppose say the same. >> Eyes have it four to zero. The public hearing is closed as of 6:52 p.m. Um, the only thing that I kind of noticed with the uh recommendations that were listed there, um, it does state the applicant shall address safe and satisfy all fire department comments. Um, I didn't see anything associated to health and safet uh, West Henipin Police Department and stuff like that. So, I I would recommend adding that to the condition is making sure everything's all square. And it sounds like you're going to do that anyway. So, >> I was addressed in the document to Mark, so I can I can address it now easy. the the manufacturing process. There's two ways to basically take the flour and convert it into what they you know they make into the balms and the all the things that come from it. One is just basically washing with ice and water which is what we're doing. The other there's is using gases and there's probably three different processes that extract that medical product using gases. And when you have those gases, you have to have additional fire safety and all of that. We are not using gases. We literally have a machine that takes ice and water and the flour and it shakes it and all the good stuff drops down into these little bins through some micron filters. And then that's the product that's used. So there there is no additional fire safety issue for what the way worse. But in the business there there is because if you're going to use those gases like fire department has to come in. You've got to get some kind of special permission. You have to have special fire equipment set up in the building. Um but luckily we don't. >> Yeah. And I was more commenting cuz it's already on here that we will have a condition that um the applicant you're going to address anything that the fire department does comment on. What I'm saying is we need something for the security piece of it. The police department and West Henipin police. I think that might be something to add. >> I think if there's going to be a response time or expected >> if the lights go off >> or on Oh yeah. second time. >> Obviously, they're going to they could be doing U-turns. >> Yeah. >> Coming back and forth, right? And so that becomes a cost consideration. >> Oh, yeah. As far as when the police are notified. >> Uh if it depends on how much they're notified. >> Yeah. >> Or or you know, asked to respond. >> Okay. That was my only comment is um including that as part of the condition is to make sure West Henipin Police gives the all clear. Oh, that's more >> definitely. Oh, and >> because I think you already spoke of it >> on that issue >> once the basically the state's final approval pro process, we have to submit something to the state that satisfies them also. Yep. >> So, we'll gladly Yeah. I mean, and I'm, like I said, I'll I'll my plan is to reach out to the local authorities here, you know, once we know that we're going to be able to be moving forward. But whatever you need, we're we'll send it over. >> Thank you. >> Any other comments, commissioners? Um I think yeah I just would agree with the recommendations that the uh I think the wallpack lights should be updated to meet the standards of the cut offs so that it's not a nuisance to neighbors. Um I know we're working through that as projects come through to get lighting updated. I know that uh local residents have concern. I I look at some lights at my house as well that are pointing to the sky. Um >> and you're glad there's no signage. >> No signage to discuss today. Um no, >> especially internally ones >> other than the site lighting and that I I have no concern at this moment. >> I would echo that. Um Yeah, it you know it's a permitted use and it appears as though there'sn't going to be any kind of u uh nuisance to the surrounding neighbors or to the community. Um and uh appreciate all the measures they're taking for security and and noise and and uh and orders. Um so I don't have any any issues with this. >> The only question I have maybe for Mark is when it comes to lighting because it's a building thing and they're only using half the building. We wouldn't necessarily put that on them to get the building lighting updated. It would be on the building owner. >> Well, I mean, ultimately, it's either through this use or through the building owner. I guess they can work out how that would be. Um, >> you typically would be like a cost to the tenant improvement. >> Yeah, my thought would be when I looked at the site and um I wish I if this was working a little better, I'd try to show you, but I'm I'm not going to because I think I'd drop it for the next presentation. Um, but on that front face of the building, that's really where I would think about having them upgrade the lighting. They're just wallpack. There's simple wallpack lights that are just open with the 45, you know, >> they don't have a shield on them. >> I think that's where I would focus. I think I'd be comfortable recommending to you to leave the remaining exterior building lighting, but in that case, I would say across the entire front. >> Yeah, I think there's >> that's really something that they could talk to the owner about. Um I it's a couple of lights, but I think those could be upgraded. Those are the public facing. Those are the ones that are most visible, and I think those are the ones we'd want to catch. >> Can I Just about the building. >> Yeah, I think there's maybe three. No, it's only the ones in the front. >> Looks like there's four of them. >> Not lights on the grass here, like poles, but like >> Yeah, because I don't believe there are pole lights there. There's a flag pole in front, but there's no >> lights here on the front of the building. >> Yep. There's a couple over the door, and there might be one other or there might just be three. There's >> Can you see it on the on like the street view? >> Yeah, it looks like there's four wall packs and they're like old school ones are just kind of shy. >> Yep. So, they'd have to be So, it's four light fixtures on the front. If that would >> be okay with the planning commission. I think that would get us I mean, it upgrades part of the building. I understand. It's not the whole building. >> Upgrades is what's visible, too. >> Yeah. >> Yeah. So, the four wall packs on the front. I'll talk to Erin about that >> because anything on the back is going to be shielded by the trees behind the building, >> the building itself. So yeah, I wasn't so much concerned about the entire building. I just wanted to make sure that we were assigning that to the right person, you know. >> Yeah. >> So, okay. Um with that, so I need a motion either to move forward or to deny um this cup with the recommendation recommendations as listed there by the city. um with the additions of recommending um everything is in compliance with the West Penin Police Department and recommendation that everything gets up to compliance when it comes to site lighting specifically on the front section of the the building where it's public facing. So >> and the lighting bringing it up data would be the current code or current current expectation. It would be to the current code and we have a code that says exactly what that >> that's all outlined within those documents and that's what will be followed. >> So moved. >> Stephan makes the first movement. I need a second movement. >> Adam makes a second. All in favor say I. I. All oppose say the same. Eyes have it. Four to zero. Okay, >> now it's half time. >> All right. Uh, that item will go to the, uh, city council on September 22nd. Sorry. Uh, for city council. So, anybody's here that is interested, that's when it will go. >> Thank you, Mark. Now moving on to our next agenda item, Northshore Gymnastics at 5380 5480 Pioneer Creek. Right in the same spot pretty much we're staying on the staying on the same road, >> staying on the same street. >> Uh thank you, honorable chair and planning commissioners. This next item is a request by Northshore Gymnastics for site plan review uh preliminary and final plat to allow a new building and associated site improvements uh to be located on the properties at 5380 and 5480 Pioneer Creek Drive. The applicant um Northshore Gymnastics and the owner um Protolabs have requested the city consider the following actions for the property. Uh, one would be the site plan review to consider the new development and the second would be preliminary and final plat approval to allow the two properties to be replplatted to combine the majority of the two properties and reconfigure uh the um a small portion of the property uh to the S to the west which will be um continued to be owned by Proto Labs. Uh so the properties are located on Pioneer Creek Drive on the north side. Um they're zoned industrial. They're guided by the city's comprehensive plan as industrial. They're approximately 2.25 acres for the 5380 and 4.1 for the uh 5480. Um and you can see those uh two properties as shown on the screen. So the applicant is seeking site plan approval plary and final plats to allow construction of a new facility that would house the Northshore uh gym gymnastics center. The applicants approached city several years ago about the possibilities of uh building or constructing their own building. Uh noting that they've been a uh resident of Maple Plane for many many years and they've leased property um um currently in the industrial park just to the west of uh this particular site on the south side of the road. Um, so they wanted to build a uh bigger um and newer facility that they would own. Um, and they wanted to stay in Maple Plane. So the city and the applicant have talked about a number of properties um in Maple Plane over the last couple of years and they were able to ultimately uh secure the purchase of um a portion of these two properties. Um, and I'll show you what that looks like here in a minute. um what they'd like to do is build um their their gymnastics center, which we would classify as an indoor recreational facility. It should be noted indoor recreational facilities are permitted uses within the II industrial zoning district. The two properties that they're looking at were vacant until approximately 2016 when Protos identified a need to construct additional parking areas um believing that they would expand office uh personnel at the adjacent office building. Protolabs actually had done some modifications to the building as well as to uh the parking uh lot that was just to the east and to the north of their existing building um in 201213uh 14 um but then wanted to construct new parking in 2016. So this the applicant had identified this land um and this part particular property and uh we looked at um whether or not the um sale of this parking area and the loss of parking would have any impact on the protolabs facility or site. What we um noted, and it was noted actually when they built the parking in 2016, is that um that building was sufficient with parking in accordance with our ordinance uh prior to them building that parking, but they had wanted to build additional parking, thinking they were going to try to expand operations in that that uh expansion in that particular facility didn't um occur. and they've since changed directions uh with how they're utilizing that building and that site and they identified that this was essentially surplus parking. So with that, the applicants proposing to construct an approximately 40 just over 40,000 square foot building along with associated site improvements on this particular property. and they would um plan to utilize essentially the existing access point off of Pioneer Creek Drive uh to bring um people into this site and then they would um have a parking lot that comes in and then ultimately wraps around um and I'm going to pull up their site plan right here. Uh I'm actually zoom in on that a little bit. So, it comes into the site and then uh would run along the what would now become the west side of the proposed building and then along the north side. So, they'd have an access drive aisle coming in uh parking off of both sides of that. You can see then just to the east, I'm sorry, just to the west of that, you can see that Protolabs would be maintaining this strip of parking in its current configuration and condition. um and they would be maintaining that connected to their existing uh parking lot in their facility. Then to the west, this area would be fenced off between the two facilities. And so they'd be running a fence essentially down um what would become the new property line separating that uh such that the protolab site would be essentially separated from the Northshore gymnastic site for a a whole list of reasons, but I'm sure you can understand why they would want to make that clean and clear separation between those. So with uh with what they're proposing, we do a full review of the site plan. the applicant prepared a full set of plans um for the city to consider that shows um the new facility. It shows uh parking, grading, utilities, storm water, and then um uh lighting, landscaping, and um then ultimately building architecture as well in the plan set that was submitted. And so we do a full review of that the proposed um facility. Then when we started to look at it, one of the first things we look at is uh parking. We noted in our report that we do not have a parking standard for indoor recreational facilities, which is not uncommon for um our ordinance. We don't have every single use. Um in our ordinance uh covered with an associated parking uh stipulation or requirement. Some of our uses we um have kind of general categories that we try to fit things into, but other uses we try to come up with a appropriate um parking um uh number or count uh based on um a bunch of criteria that we would look at. One is are there other standards in other cities that have similar facilities? Are there industry standards? Is there historical data um that we can draw on? In this particular case, we looked at a couple of different things. We looked at um indoor recreational facilities. There's a general requirement that looks at um that that I found and it's in several different places. I found a indoor recreational facility that when I looked a little deeper into that it I I believe that the majority of the ordinance that I found that stipulate indoor recreational facility andor um any kind of other guidance like um Institute of Transportation Engineers or anybody else that has standards published for parking demand. It really was looking at a public facility. So that would be one that you know people can kind of come in and out of. It's not necessarily um like the Northshore gymnastics facility which is a very specific and um also private essentially facility. You have to be um one of their clients to um attend um activities there. So with that three spaces per thousand that would generate approximately 126 spaces of required. I looked at their current facility which is approximately 25,000 square feet. Um in looking at that they have 78 parking spaces generally available. Um that is close to the one in three one one space per three. But I also looked at um um other kind of private facilities to try to gain um more insight. And a lot of private facilities are based on either occupancy of the building or they're based on seating. Um well, we don't really have a seating um aotment here. With all that said, the applicants proposing 106 parking spaces um which would be associated with this building. That's a number they are very comfortable with uh based on their demand. Um I think as a lot of you know um because I think a lot of people have had kids or others that go through that facility um they do have busing that comes in to bring kids to that facility. Um and when you have that kind of a um you know busing on the front end then you're really looking at kind of really short and quick pickup parking um for the majority of their day-to-day activities. So with that um the 106 is what they're proposing. I did note that there isn't a prohibition on on street parking on Pioneer Creek Drive. Uh so you could have parking on Pioneer Creek Drive. Actually, at one point, uh Protolabs actually parked a good majority of that side of the street prior to building their supplemental parking lot. Um that's something that we could talk more about and planning commission could um provide or offer any um other insight and so could the applicant. As relates to setbacks, I labeled or listed what those are in the report. They're proposing to meet all applicable setbacks. Um I noted that in the industrial uh zoning district um parking is permitted to be located essentially um anywhere on the site um but cannot encroach into designated buffer yards. I did note in the report and um there's just a quick exhibit that shows the um property boundary adjacent to residential on the east side. There is a required buffer yard um adjacent to the residential area that's a 20 foot buffer yard. I'll talk a little bit more about that um later on in the landscape section. the um I did note that in their uh proposed design um you know we looked at um storm water utilities and grading. Um we um noted that they meet all applicable parking space sizes. We looked at the general um routing that a bus or fire apparatus could take. That's that's basically um kind of that concrete area down the middle of the site, that darker gray line that kind of shows how traffic can move through and um turn around on the back side of that building. Um I noted the um fire department did did have a comment um that came after the report was repaired just relating to they wanted to know the location of the fire department connection and they noted that there will be a Knoxbox requirement um to be located on the front of this building. The um applicant provided a more information on the lighting and um I did obtain um cut sheets on the lighting um from the applicant actually uh just recently, but they did provide a phototric plan showing that the lighting does meet um applicable um shut or foot candle uh levels um around the site and in the uh cut sheets that were provided by the applicant, they are proposing a full cutoff type fixture uh for both the building and the pole lighting that would uh be proposed. You can kind of get a sense of how that lighting um kind of sits on the site and then where those light levels would be um associated with um the various lights that are proposed. The applicant provided a full landscape plan uh for the site and you can see um the landscape plan that's proposed. I would note that um the applicant's proposing to maintain a lot of the existing uh landscaping that's located kind of along Pioneer Creek Road um right along the edge there and then proposing some supplemental planting as well as some internal landscape island planting. Uh, one of the things I noted and I did talk to the applicant is they are proposing just a native seed mixture in this particular area. Um, the buffer that we require is a buffer up against residential. And while that property to the east is zoned uh residential, it's in the city of Independence. Um, and there is an existing uh kind of woodland area that the applicant's proposing to um proposing to leave. I do um want planning commission feedback as to whether or not we should try to put some additional buffer planting material on that side. Um I actually think it's more important there than on the north side of the property or the north side of the building up against the uh proposed detention basin. Um so something that we would look at. Uh I did receive comments from the city's engineer. Um they just noted watershed permits required and the applicant would be in the process of is in the process of obtaining that. Um there were some minor comments and questions that the engineer had that will be worked out between now and the time that the council would consider the um approval. I don't think there or there I know there was nothing in there that is of uh significance andor would potentially alter or change the site layout. One thing with the kind of engineering or the grading that I did note, this site does sit down from the adjacent property. So that eastern property line that I was talking about that I have highlighted, it actually drops about 10 or 12 feet in that particular area from the adjacent site. So it's it's going to drop down from that um eastern property into this site and the building's then going to kind of uh level off that um that area where the parking lot used to be. Um, and so it's just something it's kind of something to note how that building's going to sit down in that particular site. As it relates to the building architecture, um, this is kind of the best rendering. I mean, this is part of the applicant submitt. Um you can see the um building um as proposed um kind of a a typical building for what would be that particular area, the industrial area. Um and you can see what the applicant um has done with that. And then they also provided a general floor plan. Um and so you can see if I can get it to do it. Um they're kind of divided into uh a couple of spaces. They have what they're calling the boys gym, the recreational gym, the girls gym, and then you can see there is um office space that's going to be located within the building as well as restroom facilities. Um and then a smaller uh preschool preschool gym. And then they have an upper level where they would have um some other spaces, dance uh party room, open office space, and some other storage support space. And then in the back of the building, they do have a loading dock um area uh where they could bring uh equipment in and in and out of the building. Um and then they provided just some additional building elevations kind of showing the building layout and uh colors and materials that they are proposing. Uh with that um one other thing I I didn't mention they they do have a enclosure um on the back side of that building. Um they did provide a detail in their detail section for that uh trash enclosure, this fenced area back here. Um which would be the uh the trash enclosure on the back side of the building. The last thing I'll just touch on is the preliminary and final plat we noted. Um hopefully nobody's getting sick staring at that screen. Uh the preliminary final plat. They're really trying to take those two properties, you can see the underlying shape of the properties, and they're reconfiguring those properties so that the majority of the underlying property uh would be um replplatted as lot two, block one. Uh that would be the part that Northshore would occupy. And then uh you can see the and I don't know why this upside down. Um the uh lot one uh block one. Sorry about that. Uh would be that smaller uh narrower space um located on the bottom of the plat there. I did note that there are some drainage and utilities that are on the existing plat that have to be transferred over for the storm water pond and the wetland area. Um and so we did note that in our review to the applicant. Um we also noted on the um final plat and I think it's something we're going to continue to talk to the applicant about. prior to city council. I don't know that it changes anything for planning commission. Um but we would um we would like to see potentially that lot one block one become an outlot, not a lot and block given that in and of itself it's not a buildable lot. in lie of that um it could be combined with the adjacent um protolab site which might be a kind of better long-term fit for that particular lot one block one this particular plat I mean we we consider it a fairly simple plat because of what we're trying to accomplish so I think this particular detail can be uh worked out I don't think it it really causes us to pause or have much concern I think we want to accommodate the Northshore facility in the best way we can, but then we want to make sure that that smaller lot gets dealt with appropriately. So, um it's kind of cleaned up in the in the long run. So, with that, be happy to go into more detail, answer questions. The applicants are here, their uh builder is here as well. Um so and it is um we do have this as a public hearing for the uh preliminary plat is really what's causing that but uh so >> so I need to uh a motion for opening a public hearing. >> Make a motion to open a public meeting. >> I got a motion from Mike. Do I have a second? >> I'll second the motion. >> Adam seconds the motion. All in favor say I. I all oppose say the same. Eyes have a 4 to zero. The uh public hearing is open as of 7:21 p.m. >> Uh with that uh if the applicants are here, certainly feel free to come up, introduce yourselves, and >> I won't be doing any cartwheels or gymnastics. I'm probably >> or representative. >> Oh, >> that's part of the conditional. >> Okay. >> Sorry. I'm uh David Yanick. I'm with Yanic Companies, the devel developer and owners representative. Uh Ryan Roloff is here, executive director from uh Northshore Gymnastics, as well as Chris Hansen is here from Proto Labs. So, thanks for your time tonight. We appreciate uh the review. As uh Mark said, we have been working on this for many years. Uh Yana Companies is right up the road actually in Spring Park. So this is right in our backyard and my sister's kids went through Ryan's program for many years. So it's exciting to be here and exciting to be uh in the city of Maple Plains. So again, thanks for your time. Any questions that you have for us? We've got the right people here, I think, to hopefully address your uh issues or questions. So the one thing though, this public hearing is associated to plat. >> Technically it's platt. We always um I mean most of our site plans go with conditional or or most of our site plans are associated with conditional use or something. Um so we notice those but it's really the requirement is based on the preliminary plat >> but we don't have to specifically you do not >> you can ask yeah the site plan review is while not necessarily public hearing is is an open >> opportunity for you to ask anything okay >> it'll be me mental gymnastics then or >> what questions do we have for any of them Really? >> Yeah. >> I've never had kids at the program, but I familiar with the facility and that's that's awesome. Do you One question I don't know is do you have meets those kinds of things in that building? >> Uh no, we do not host any competitions. Okay. Now >> days they're all held. We hold them at the convention center. feel free to come to the podium and >> yeah, they're just too big. Um, we will do some special events uh that we've always run, but uh that would be with our current uh clientele base, not bringing in in anybody else um from the public. >> So, the current parking configuration and numbers >> Yeah. >> would have to be based on we're going to bring 500 people in on >> No, no. And we did a count um I did it for two weeks straight. went out on the hour every hour to count how many cars we had in our our uh parking lot and at the most uh on a given night at a certain hour was 68 vehicles. Um you know all of our programming runs on the hour every hour with a 15minute buffer in between each class. Our competitive athletes who come four to five hours a day they're dropped off picked up. Um parents aren't sticking around. So we feel really good with our um six stalls uh in this space with allowing us some potential growth in the new facility. >> Right. How does the you had mentioned earlier somewhere along the lines um buses may be coming in and out. Are those how does that circulation work or how are they getting in and out? Is it out? >> Yeah. So currently um you know Northshore Gymnastics doesn't have anything specifically tied to any of the school districts. However, Orno um has an activity bus and they on their own have put Northshore Gymnastics on their route >> um which has been a great benefit to us. So, what we're uh proposing in this is one of two ways is that just like with a potential fire emergency with a fire truck, the the bus would drive in, drop off at the front door, have to go around to the north end of the property to turn around and then exit. Um, the other one is is that they drop them off at the corner and we have staff there with the kids walking them up. Um, we would work with Orno Transportation to accommodate what they would uh prefer uh that to look like for them. >> So essentially one entrance, one exit. >> Correct. >> All that one spot. Y >> we're not moving the entrance as Mark noted. We're not we're keeping existing but >> not creating any other >> you anticipate much more traffic uh larger building obviously um in terms of your expansion of >> you know I I would anticipate that you know we would like to see a 25% growth in our clientele base with with this expansion um I think that is would be our ultimate goal. I don't know if we would go that far, but um I could see that. >> I don't know. You may have mentioned it. Has fire looked at it? >> Yes, they did. So, um fired looked at it initially said they didn't have anything that stuck out. They um uh got me some more detailed comments and it it was just more based on the Knoxbox and the fire department connection. and they just wanted those labeled and to know where they were. >> So, they feel they can get in and out. >> Yeah, that was um that was what they commented back to us on. >> I don't know if you can comment on the technical question here about the infiltration basin. Um looks like it's being resized. Uh I presume it's resized for the new layout with building and parking lot. Is it also will uh serve photo labs. >> It it does it will. >> And is that all been engineered accordingly? >> Correct. Yes. Oh, yes. Yes, it has. >> And our engineers concurred with that so far, but it still has to go through watershed. Okay. >> Right. >> And then next to it, it looks like you've got like a big sledding hill there. What What's up with that? >> Well, it's not a sledding hill. It is the existing grades. That's just the the topography, the contours of that is just so significant >> in the Are you talking about in the north here? >> You're talking about this? >> Yeah. This here. Yeah. >> Those are just those are just the the contour lines, I believe, from where it is. We're not going to be doing any building out there. The building will be all on the south side of the property. So, that should be just our contours with the infiltration basin there, too. It looks like it's increasing from what was what's there now? >> Correct. >> In elevation. >> Um >> or is it just that the the pond is >> the basin's going further down? >> Yeah. Yeah. >> And getting bigger, >> steepening up the sides slope. >> It will be a different Yeah, it will definitely be a different pond. >> And then there's a retaining wall on the east side now. >> Correct. >> Yeah, that's correct. Um >> as Mark noted with the we'll be taking the grade is at like um 116 on the uh southeast side there and we'll actually be taking that down to 102 grading it down from that for a final floor elevation of 1,02 actually. So that will be sitting down. the building will be sitting down a little and that does then create thus the need for a retaining wall along that east side of the property line. If you can kind of visualize that coming down and we're >> cutting we're taking that down >> a cut wall there. >> Yeah. >> And you're grading all the way back to the property line. So all the existing vegetation I think there's a couple trees and some shrubs back in there. All that is is >> it'll it'll actually though I think we're only taking out like three trees. >> Yeah. Um, we're really not bothering too much along that east property line. >> Majority of the trees are on the residential side of that property line. >> Yeah, the existing sort of woodland there. Uh, I noticed there was a pine tree back in there and uh that's not wasn't identified on the plan for removal. Um, but >> yeah, we really shouldn't be uh commissioner taking out too many of those trees. I I off the top of my head, I think it was three because there's really not a lot. It's parking lot, you know. So, >> yeah, you can see this um is the tree removal. >> Yeah, we've got the the >> Yeah, you're just missing there's at least one pine tree along the east side that >> Sure. >> wasn't identified as being removed, but >> along the east side. >> The east side. Took a little reconnaissance tour this afternoon. >> We can take a look. >> Yeah, that's good. That's good. So the the parking area for Proto Labs would be totally fenced off. No access between parking lots there. >> Correct. >> That's correct. >> Landscaping or is it what's what's the dividing line there? Is it just uh is it grass with a fence or what what's happening in there? Yeah, everything will be on the Northshore Gymnastics site. So, everything will be the curbing that the curbing rock, the fence. It it'll basically be a small three-foot buffer uh area with maybe some landscape plantings, but um it's >> looks pretty skinny. >> It's it's not, as I say, it's it's it's your basic curbing island with in which the fence can go. >> Yeah. So they're showing that six foot privacy or vinyl fence in between the two properties. >> That's just three feet from the curb. >> It's right in between that like little three and a half four foot gap. It's right down the middle. So it's >> so it's only a foot and a half from the curb. So it'll get run into by a lot of cars. >> There should there will be a curb car overhang >> should be should be right on because most overhangs don't exceed 18 in. So it's going to be just at that setback. Yeah, there there will be that curb there with the curbing rock and and that fence does run right down the center of that curb, >> the island rather. >> I don't know if color managed to you. Is there a color pick for the fence? >> Uh I believe it's white. >> Okay. >> Yeah. I I would add Proto Labs has been excellent to work with. They've been working with us for to make this happen and we're very thankful for their support. We've been in constant contact with Chris and his team on the fencing and what that's going to be. Again, that's why I say everything is on Northshore's property line. So, they've been fantastic to work with. That seems like a good uh reuse space that uh you're not really in need of the parking anymore. >> Yeah, everybody from what I'm hearing, Ryan, they're pretty excited that it's just moving right across the road. Literally. I mean, literally right across the road. So, um >> from an architectural standpoint of the building, it looks like it fits the industrial neighborhood. Um, it's hard to tell other than the rendering on the first page of the second pet setup or supplemental plans that came through if there's any other windows than just at the front. >> Just at the front. >> Okay. Wasn't sure if more windows desired or not for the gymnastic space. >> It actually becomes more of a a safety concern with the windows and letting in light. When athletes are up in the air and you get a flash of light into their eyes, they get lost and that's when accidents happen. >> Yeah. New facility that I went up in chap, they actually put in the windows and they put in Did they put in >> they ended up uh blackening them out because >> too much of an issue. want to get light in there. >> As much as I'd like to see outside and not be in a, >> you know, closed off box for, you know, eight hours a day, but >> my experience from your current facility, I'm surprised there's not more party rooms. >> Yeah. Right. Right. >> They're always full. >> They are. >> Um, not for gymnastics, but I feel like last January and February, we were there every weekend for a birthday party. Yeah, they're very popular. Any other questions for our applicants? >> Otherwise, if not, I'll take a motion to close the public hearing. >> I'll move to close the public hearing. >> A first from Stefan. Can I get a second? I'll second that. >> Adam Seconds the motion. All in favor say I. >> I. Eyes have it. Four to zero. Uh the public hearing is closed at 7:35 p.m. >> Thank you, gentlemen. >> Thank you very much. >> Thank you. >> I would be in favor of additional landscaping on that east side. Um I know there's nothing there now, but there may be in the future. Um, and even though kind of the north end it's adjacent property is lower, I believe further south it's actually higher. >> Oh, as you go south. >> Yeah. >> Yeah. >> Um, I understand you need drainage between the wall and the building, but perhaps something behind the wall. Yeah, there could be >> I think that's >> I think that's where you could locate is on the top of the wall um between the the wall and the property line. The drainage all goes down basically uh and then funnels along the inside of the wall between the building and the wall. So, >> um and I don't know what exactly that looks like. I just know we have the buffer requirement. I know long term if that property were to ever develop, it would be good to have the industrial buffer there. >> Yeah. And the quality of the woods that is there is, you know, it's some dying ash trees and a bunch of other. So it could use >> there's none of that playing. I know there's a tree proposed on one of the corners. Wasn't sure if there was a line of sight issue at all. Um I'm just trying to find where looks like it's set back further than the existing trees. Okay. I got the entrance. Okay. page 42. Oh, I'm on the talking about this one here. >> Uh, that one there. These here too. If you're coming around, I have I know I have that. Well, there's one shade tree and one crab apple probably pruned and crab apple's not that big. >> Okay. Yeah, >> too much about that. >> Okay. I'm not a tree expert, so just wanted to bring it up just in case. It looks like kind of the break even point of the grading is kind of midway. >> Yeah. >> Uh in that north uh east section of parking. >> Yeah. Right in there. >> So really Yeah. kind of from that that point south along the top of the wall would be I'd like to see some tree plantings. I don't think shrubs are going to do anything, but some trees in there be good. Yeah, I think so. That that would Okay. >> And it can go well with if there's a native plant, uh, native, you know, perennial plants, prairie plants, whatever. It can go well with that. Otherwise, looks like it beats all requirements. So, and really we're um motioning on the approval of the site plan, the final plat, right? >> Yeah. And so, yeah, just to clarify, I apologize on the preliminary and final plat, normally we would bring preliminary plating commission and final plat to city council. it' be a separate item, but because of the simplicity of this and we've done this before, we're just bringing them together. Um, and so we would be making a a motion or recommendation on both site plan approval and uh preliminary and final plat, but it can be one motion. It could be one um one idea or one statement >> designating that one piece as an outw. >> That's my recommendation. And if planning commission concurs, I think that's the easiest way to do that. It's a it's a fairly simple fix. Um we'll talk to Proto Labs and the applicant more just to make sure that that will work um prior to the city council consideration. >> You're saying lot two to be an outlaw. >> Yeah. And the only reason I say that is it's not buildable as a lot and block because it's um you know so narrow. And what our ordinance says is you can have any size lot in the industrial park as long as it's adequate to meet all applicable setbacks and build a building. Well, I don't I mean it's a 20 foot building isn't a 20 foot wide building isn't really what we want to see. So I think the reality of that site is that I it should either be absorbed or an outlaw would do the same thing and outlaw would just leave it as a unbuildable lot essentially. It would parking would be conforming everything else would be conforming. It just it's just a they're they'd have to Protolab's going to have to do something at some point if they ever want to sell or combine or do something different with that. Or if it's an outlot, it could stay that way forever, I guess, as long as it's always a parking lot. But >> and the outlot would be part of the protolabs. >> Well, yeah, it would just be ownership then. So they could certainly own it as a lot block or they could own it as an outlot or they could choose to just combine it at some point with their existing site. >> I concur. It should be an outlot. >> So you could make that recommendation approval preliminary plat subject to um making that an outlot. So really we need to have a motion to either approve or deny the preliminary and final plat um in accordance with uh the re recommendations that the city supplies here in the agenda along with the addition of making the um what was it block one? Yeah, it's lot one block one. >> Lot one block one. A out lot. And then with the additional recommendation Stefan had about adding some ve vegetation along the east line of the property. I believe that captured everything, right? >> So, can I get a motion on that? >> I'd be happy to. >> Okay. I I'm >> Stefan moves to motion that. Um, can I get a second? >> I'll second that one. >> Mike seconds the motion. All in favor say I. >> I. >> I uh oppose say nay. >> This would also go to the September >> hearing none. >> Oh, >> hearing none. Eyes have it. Four to zero. >> Got it. >> I'll go. >> All right. This will also go to the city council uh September 22nd. Now do a cartwheel. >> Go. >> Yeah. >> Can I get a motion? No. >> We're just tuck and roll. >> I think he somersault. >> I think he denied it. You know, denied our motion. >> Balance beam. Anything. >> Are you though? >> Come on down. >> I need it. I need it. Thank you. >> Yeah, thanks everyone. Um, moving right along to item number six. Any other business? Any other business that we want to bring up or chat about? Quick Trip is going up quick. >> Yeah, they don't call it Quick Trip for nothing. >> That's what I've said. >> That's right. 120 days guaranteed. >> There you go. So, >> they've been uh hauling lots of dumpsters out of the David Holmes old property. >> Okay. >> And uh if you're curious, you can tell even just with a straight truck like making that curve, >> there's lots of uh >> tire marks on there. So, I hope the city actually >> holds true to limiting the liveries to be box trucks and not semiis because they'll >> they'll never make it. >> They'll never make that group. So, >> yeah. See, they've u started on the landscape, cleaning up the landscape. >> Yeah, they did like half like like half the building and they kind of stopped. I don't know. And then they started working on the inside. >> Um >> must be they haven't done anything on the parking lots or >> No, they like kind of the north side of the building. They cleaned up a bunch of the landscape around to the drop canopy and they haven't done anything around the south side of the building yet, but they're hauling a couple dumpsters a day in big rolloffs in and out of there. trails. So, >> yeah. And those skid marks, uh, tire marks are apparent in other areas that they need to make turns on. So, >> yeah. >> But, okay. Anything else? Otherwise, I'll take a motion for adjournment. >> I'll make a motion to adjourn the meeting. >> Adam makes a motion to adjourn the meeting. Can I get a second? >> I'll second. Stephan seconds. All in favor say I. >> I. All opposed. Eyes have it. Four to zero. Planning commission meeting is adjourned as of 7:45 p.m. Thanks everyone. >> Thanks. Good job.