As requested, here is the corrected transcript with speaker names added based on the context of the Planning Commission meeting and the provided list of officials. [0:00] **Melanie Peters (Chair):** Planning Commission for June 2024 regular meeting call the meeting to order. All right, first up is the approval of minutes from May 13, 2024, regular meeting. Commissioners, any questions? Corrections? No? If not, we'll consider those to be approved. All right, number three: public hearings. We have one public hearing tonight, that's going to be for Dakota County preliminary and final plat 2024-25, Pleasant Avenue Edition, northwest corner of Pleasant Avenue and County Road 46. Staff report by Justin Fortney. [0:46] **Justin Fortney (City Staff):** Thank you very much. The plat that's being proposed would actually be called Pleasant Drive Edition. On the original submission, there were some that it was labeled that way and there were some road names that were mislabeled, including obviously Pleasant Drive to Pleasant Avenue, which are recommended corrections. The Dakota County CDA purchased the 9.97-acre parcel with three plans in mind for the property. The first was for them to develop housing on Outlot B when utilities are eventually extended to the area; also to dedicate about 1.5 acres of public right-of-way along County Road 46/47 in anticipation of a future roundabout at that location; and to sell Outlot A directly to the county for trail connection and floodplain/wetland reserve area. This is the proposed plat. This Outlot B towards the center lower side would be for some type of future housing by the Dakota County Community Development Agency. There's a large portion of the right-of-way towards the bottom that is being dedicated for a future roundabout, and then Outlot A towards the top, which wraps around to the west side, would be for a trail connection. After it crosses Pleasant Drive, the trail would come through that area, which is mostly floodplain, and then go out to along County Road 46/47 where it would continue to the west for a ways before going back along the river. In order to develop the site with housing, the city's sanitary sewer trunk line would have to be extended. It's currently located just west of the Hastings Senior Living project, which is about 2,600 feet away. In order for that trunk line to feasibly be extended, housing would have to be developed along that route. The property is currently guided in the 2040 Comprehensive Plan as medium density residential for the majority of the site. Towards the upper end, it's guided towards Park and Wetland Protection area. The property is zoned Agricultural, which requires a 10-acre minimum and would not allow any kind of dense residential development. In order to subdivide the property further than its existing size of 9.97 acres, the lot would have to be outlots, which aren't developable. But in the future, when development is more imminent and plans for development are known, the property can be replatted into a buildable lot or lots, which would require another public hearing and possibly a site plan depending on the type of housing project that's proposed. The Dakota County Plat Commission reviewed this proposal on June 5th and recommended that there be access restrictions that would not allow direct access from the site directly onto the county road, which will have to be filed along with the plat mylars for recording. And then park dedication of land or cash in lieu of land would be determined during that future platting process. Property owners within 350 feet were notified of the hearing tonight; we did receive two inquiries which were mostly just trying to determine more information about what the CDA housing plans might be. Staff explained the current situation with not having any plans for review at this time and that plans would have to be reviewed again when the property is further platted to lots. With that, staff can answer any questions before or after the public hearing, and also Carrie Gil, the Deputy Executive Director of the CDA, is here if there's any questions for her. Thank you. [6:00] **Melanie Peters (Chair):** Okay, thanks Justin. We will go ahead and open the public hearing. All right, first of all, anyone on Zoom? Nobody on Zoom. All right, nobody on Zoom. Is there anyone here that wishes to speak? No? All right, we'll go ahead and close the public hearing and we will open up to Commissioners for questions or comments. Commissioner Leifeld? [6:45] **Lisa Leifeld (Commissioner):** So, not a question, but just point of information that I'm tangentially involved with the future County Road 47 project as well as the future trail connection on Outlot A, but checked with John and no conflict. Just point of information. [6:55] **Melanie Peters (Chair):** Okay, thanks. My question is more about the other side of Pleasant Drive. It seems like one of the guiding purposes of this change is due to the potential roundabout at 47 and Pleasant; that's part of why they're changing this. Do you anticipate having anything come before us about the other side of Pleasant? So it'd be the northeast corner of that lot—will they also be changing anything there with the plat and if so, when would we anticipate that? [7:45] **Justin Fortney (City Staff):** Well, I don't think anything will be coming forward from the county from that standpoint, but as that area develops, whoever owns the property and intends to develop it would come forward with a similar type of plat that would have to be reviewed by the County Plat Commission, and they may make a request for additional right-of-way. I think a key point on development of this property is utility services available a half mile down the road; in between that are property owners that have not shown interest in development in the past. So unless that changes, the availability of sewer and water to further develop this property is not in the plans for the near future. [8:20] **Melanie Peters (Chair):** Okay, that answered my question. Thanks. All right, Commissioner Halberg? [8:32] **Commissioner Halberg:** Just a quick question with the 100-year flood plane. I know with the Hastings Senior Living project, that was a big part of it. How far does that extend into this property? [9:05] **Justin Fortney (City Staff):** I don't recall how far it comes from the river, but it doesn't come onto the Outlot B that's proposed for development. [9:10] **Melanie Peters (Chair):** Thanks, Justin. All right, and Commissioner Swedin? [9:12] **Rachel Swedin (Vice Chair):** Small note on the Pleasant Drive Edition plan: the very last page is labeling County Road 47 as 48 multiple times. [9:20] **Justin Fortney (City Staff):** I guess that was the former name for the county road. All those labels will be updated before it's recorded. [9:23] **Melanie Peters (Chair):** All right, little bit of history there. A long time 48. Commissioner Halberg? [9:24] **Commissioner Halberg:** I'll make the motion to approve the Pleasant Avenue addition preliminary and final plat, northwest corner of County 47 at Pleasant Drive, with the following conditions one through five. [9:45] **Melanie Peters (Chair):** All right, we have a motion on the table to approve. Do I have a second? [9:50] **Rachel Swedin (Vice Chair):** Second. [9:52] **Melanie Peters (Chair):** Second by Commissioner Swedin. Any new discussion? No? If not, we'll take a vote. All in favor say aye. (Chorus: Aye). Opposed? That motion carries. Okay, and then the recommendation from the Planning Commission will be moved forward to City Council next week on the 17th. All right, thank you. Thank you, thanks for coming. All right, under other actions we have United Heroes League site plan 2024-24, stadium seating and locker rooms for 15211 Rana Trail. Staff report by John Hinzman. [10:45] **John Hinzman (Community Development Director):** Okay, thank you Mr. Chair, Planning Commissioners. Before you tonight is a site plan for stadium seating and a locker room for United Heroes League. We're looking for a recommendation from you tonight to pass along to City Council on this one. A little bit of background on the property: the property shown in red is the larger property owned by United Heroes League. It started out as "Defending the Blue Line," then changed names to United Heroes League. The properties that are involved in the red area fall under both entities. Specifically, we are looking at this portion here. You can see from the aerial map that there is an outline here for a hockey rink which is now in place, and the proposal is to add an 1,175-seat stadium which would be on the left-hand side, the raised stadium seating, and then underneath it would be a locker room. The locker room would be about 3,500 square feet. So the improvements that would be taking place on this larger property would really be located right south of the rink there. What's shown on the property right now is a parking lot area of over 300 stalls, which has already been in place, and then some other facilities on site with a confidence course there as well. Now you may recall that in the past, we have reviewed a couple of actions pertaining to United Heroes League on what we termed interim use permits. An interim use permit is something we issue to allow for construction of items for a limited period of time that may not meet the requirements of the underlying zoning code. So they were given permission a couple of years ago in 2020 to build a temporary parking lot for the obstacle course confidence course, and then that was issued again in August of 2022 for an extended period of time. The requirements at the end of the interim use permit require the applicant to have the parking lot be landscaped, which would need to come in the future, as well as waste receptacle facilities as well. Some of the other items pertaining to that IUP are part of this approval tonight, so those would be due by May 11th of 2025. We are seeing a few different things that have occurred on this site over time. When you take a look at the property itself, you can see towards the front of it it's fairly flat and open; you've got a big ridge over towards the south of it and a wooded area here. So this is really located within this area. Surrounding the site, you've got the former Extreme Sandbox site which has been acquired by UHL to the west; rural property to the south; then other rural properties to the south and then rural properties within Rana Township to the east. To the north is the proposed location of Metropolitan Council's wastewater treatment plant. So that's what surrounds the site. Property is zoned Agriculture, guided Agriculture. This is outside our urban service area for utilities, meaning we are not planning sewer and water construction or extension into this area within the plans. That being said, the wastewater treatment plant would have water and sewer brought to the site, so we're preparing for two different potential eventualities: one, utilities coming forward between now and 2029 in which this facility could hook into in the future; and two, providing for private systems with a septic system and a well site for the site. That end of the day is a little bit undetermined at this point. Looking specifically at the site itself, the rink is here, stadium and locker room seating would be here. The stadium and the locker room seating does come closer to this property line down here. We have recommended as part of the site plan application that this property line be reconfigured to the south, something like this. You need to have at least a 20-foot setback between the locker room facilities, stadium, and the property. So a reconfiguration such as this—a little triangle cut out of the property—would need to be done as a condition of site plan approval. I've talked to Mr. Hella; he believes that that is something that can be achieved with the neighbor, and so we've added that as a condition to the approval. Looking at the site plan itself, the parking lot meets the requirements for regular sessions of the rink. You may know that Hockey Day Minnesota is planned for the site, or was awarded to the site, in 2026. Obviously, that's going to bring a lot more activity and traffic and a lot more items that will need to be handled interimly while that event is going on. The locker room itself is underneath; there are bathrooms that would be located underneath the stands looking something like this. It's a tip-up construction with some details on the side of it. This is what it would look like from the rink side of it, and then this is what it looks like underneath as well. So that is what we have before us. A few conditions that we have added to the report: a landscape plan for the larger project is part of the interim use permit for the parking lot which would be done at a later date, however, there are some landscape items that are shown specifically within this plan that we're asking for better detail on, as well as the screening fence. Schematics of the equipment screening fence are to be provided, and then the lighting plan—there is an area to the south that exceeds the foot candle illumination that would need to be modified. With those conditions, we are recommending approval of the plans. Mr. Hella is here if you have any questions for him, or I can stand for any questions now. Thank you. [17:00] **Melanie Peters (Chair):** Okay, thanks John. Commissioners, any questions or comments? Pretty straightforward. [17:10] **Melanie Peters (Chair):** I guess I just had a question. So there's no municipal water or sewer on site, but there's bathrooms there. Is there currently a septic system that's there, or what? Because the locker room site has bathrooms included, right? How are those being serviced? [17:40] **John Hinzman (Community Development Director):** They would be serviced by a septic system on site there. I don't believe that's been constructed at this point. Shane? [17:50] **Shane Hella (HTG Architects/Applicant):** Future construction, yeah. It's a little bit of managing chaos right now with the Met Council and some lack of clarity whether it's going to be a lift station or a treatment station. So on our side, on the design side, we have some other future components to this campus development, and septic is one of the biggest ones—whether we're going to be able to put the city water down or not. The last couple years under the interim use permits, we've used port-a-pots and portable hand-wash stations out there. We appreciate the consideration for this; it will give us running water, we'll bring a well on site and a septic system. It's a smaller septic for us for this building; there is a larger future building that we'll be back for after Hockey Day, but the plan would be to go to well and septic. [19:00] **Melanie Peters (Chair):** Okay, anything else? No, I just want to make sure what was here in this plan is just for that part and not part of a bigger septic project that would be needed in the future. [19:15] **Shane Hella (HTG Architects/Applicant):** The plan on this right now is to run into a smaller septic unit that would be—they may still be deciding the location of it—the last I saw, it was going to be potentially just to the northwest of the rink. When we have city services available across the street, in either scenario, we would disconnect the smaller unit into a larger system that will support the building. If they put in the pump station or the lift station across the road, the septic for this building likely goes away into a bigger system. [20:10] **John Hinzman (Community Development Director):** Yeah, I think just to sum it up, we're in this flux zone between when and if utilities may be available on the site, so we're planning for the worst-case scenario, which would be private service. That would be holding tanks and drain fields that would be established as part of this. When the utilities become available, then there would be a hookup that would be done at that time. [20:29] **Melanie Peters (Chair):** Okay, thanks. Commissioners, any other questions or comments? [20:30] **Commissioner Halberg:** I'll make a comment real quick before I make a motion. I just want to say, Shane, thank you for all that you've done for the UHL. This is a fantastic design and I cannot wait to see it in action. I think it's going to be an absolute boon for this town and for all of our veterans and for their families. So I just want to say thank you for all that you've done. [21:14] **Shane Hella (HTG Architects/Applicant):** Hey, thanks a lot. I appreciate it. We're pretty excited for Hockey Day. Even between now and then, it's been great to see the progression. Next season is coming, so it's super exciting to be a part of the community and finally have some assets we can share. [21:45] **Commissioner Halberg:** With that being said, I'd make the motion to approve the United Heroes League HTG Architect site plan 2024-24, stadium seats and locker room at 15211 Rana Trail. [22:10] **Melanie Peters (Chair):** All right, we have a motion on the table to approve. Do I have a second? [22:12] **Rachel Swedin (Vice Chair):** I'll second. [22:14] **Melanie Peters (Chair):** Second by Commissioner Swedin. Any new discussion? Do we have the conditions on there? You want to modify your amendment to include...? [22:20] **Commissioner Halberg:** I'll modify to include the conditions. [22:23] **Melanie Peters (Chair):** All right, so we have an amendment to approve subject to those conditions on the site plan. All right, now any other new discussion? Thank you. All right, if not, all in favor say aye. (Chorus: Aye). Opposed? That motion carries. Okay, and that recommendation will move forward to City Council on June 17th. All right, thank you. Thanks John, thanks Shane for coming. [22:45] **John Hinzman (Community Development Director):** All right, next on is other business. Well, City Council met last week and reviewed a couple of items. One was the rezoning and Comprehensive Plan amendment for Mint Development for their 4-acre piece near Pleasant and South Frontage Road; both of those were approved and are before Met Council to sign off on the Comprehensive Plan amendment. I don't anticipate much to come up with that; I think it's just more of a staff paperwork thing than anything else. They also approved the chicken, ducks, and quail ordinance amendment, albeit they did amend that slightly. It now reads that one can have a combination of six chickens or ducks—before we had separate categories for those and you had to have one or the other—but that was the approval that was given by Council, so that's in place right now. As we look forward here, we're going to have a meeting in two weeks. I've got one public hearing for a special use permit for cannabis sales at Coborn’s. I'm also working on a potential site plan that might be moving forward if everything comes in on time. So we will be having a meeting in two weeks. I do want to thank the Planning Commissioners for their participation in the listening sessions with our consultant for the new zoning code. For the public, we are updating our zoning code, which has not been done wholly for the last 30 years, and we're going through that over the next year. There'll be information as far as changes that might be proposed and opportunities for the public to come forward and comment on various portions of the plan as it moves forward. So we will be providing more information on that, and I'll be having more communication and updates with the commission as we go forward on this. [24:34] **Melanie Peters (Chair):** All right, thanks John. Commissioners, any other from anyone? Nope? All right, if not, I'll take a motion to adjourn. [24:40] **Lisa Leifeld (Commissioner):** Motion to adjourn. [24:45] **Rachel Swedin (Vice Chair):** Second. [24:48] **Melanie Peters (Chair):** All in favor say aye. (Chorus: Aye). Opposed? We are adjourned.