[3:39] **Brian Douglas (Chair):** foreign welcome everyone to the January 9th Planning Commission meeting uh I'll do roll call yes me I'm here Johnson here [Isaac Naatz] here [Brian Douglas] here everybody's here can I get an approval of the agenda second moved by Johnson second by [Naatz] to get uh to approve the agenda is there any further discussion all in favor aye opposed motion carries [Applause] uh can I get uh an approval of the minutes for the commotion to prove the minutes from the January 9th meeting and I gotta back up because I called the meeting from January 9th to order I should have [4:26] **Brian Douglas (Chair):** called the meeting for February 13th to order impeach him so I got a motion to accept the Minions from the January 9th meeting as written second motion and a second motion by [Jay Naatz] second by [Brian Douglas] to approve the minutes of January 9th is any further discussion all in favor aye OS motion carries we're going to dispense with the public input because there's no one signed up uh public hearing the first public the public hearing is for to amend the city code 152648 relating to conditional use indoor storage Diane can you uh give us a [5:12] **Diane Johnson (Council Member):** little background on that yeah we had one of our business owners in town actually the owner of the mall Ed Reimer um because retail is struggling right now he has a lot of storefronts that are empty and he was wondering about indoor storage and I'm sure you all know that indoor storage is becoming something that is um it's been asked for in a lot of different communities and we really don't have that inner ordinance and because of that we thought we could potentially change the ordinance in the B2 and that would be the one five two dot 648 conditional uses we would bring [5:58] **Diane Johnson (Council Member):** it in under as a y indoor storage um the conditions that we would attach to it are listed I'll read those out for you real quick number one would be storage of any material considered hazardous under federal state or local laws prohibited number two would be all buildings used for indoor storage are to be equipped with a fire suppression system approved by the city building official or his or her designee or the fire department number three Is All Storage shall occur within enclosed buildings number four outdoor storage of any kind is prohibited number five goes into a lot of detail but let's see here all applications requesting a conditional use permit under this subdivision should include in addition to the information required under [6:43] **Diane Johnson (Council Member):** 152070 through 152074 of this chapter a detailed description or illustration identifying to the city satisfaction all areas to be used for indoor storage and such information will be incorporated into the Primitive granted no retailing wholesaling manufacturing repair or any activity other than storage shall occur within the areas designated for indoor storage and all conditional use permits number six all materials should be stored in compliance with applicable federal state and local laws rules regulations and requirements including but not limited to requirements imposed by the by OSHA number seven adequate off-street loading and circulation space is provided in compliance with one five two two five five through one five two [7:30] **Diane Johnson (Council Member):** two six seven of this chapter as amended from time to time so basically um we contact or look through the rules and regulations of some of the local governments that were close to like Northfield verbal for instance and just kind of copied some of the rules and regulations that they had we had other ones that were imposed by our City attorney these rules and regulations that we are recommending are basically to protect the city the residents and we would love for some input from the group on this one okay so um should I open the public hearing first and then we'll discuss it [8:16] **Brian Douglas (Chair):** after yep yep please okay so I'm going to open the public hearing on the amendment of city code 152648 relating to conditional use indoor storage is there anyone any that wants to address that second call anybody that wants to address the 152648 third call anyone wishing to address 152648 I will close the public hearing um committee the first thing I'm I'm wondering is um is there anybody else that other than Ed [9:02] **Diane Johnson (Council Member):** looking for this right now there isn't right now Steve but I could see that there would be a need for it or other people that may want to utilize this you know be it either on this side of 52 or even on the other side potentially okay I know it's a getting to be a big thing it is I mean people are asking for it and we just don't have it so yeah it would be good so storage is is a growing Market it is definitely a Grand Market indoor storage I don't know that there's other indoor storage here her climate controlled is really the one it's called yeah other than the uh like the uh Lawrence storage and um the the Quality Storage and that's actually that's actually in the township that's a little island in this middle of the city that's in the township well we have some [9:49] **Isaac Naatz (Commission Member):** in the city though correct would you explain that it's in the city but it's but it's not yeah yeah and then they got them boxes right outside the mall too you know no I'm thinking just north of the BP station isn't there a storage facility there I don't know it could be maybe yeah yeah I'm just wondering what district but they're not climate controlled yeah um that's the big difference here yeah the one at nates is oh the one at Nate's garage yeah I think one of them one of them is one of them that's where your car is right yeah mine's of my climbing controlled drugs but so I just want to offer this helped [10:36] **Isaac Naatz (Commission Member):** me I called Diane and asked some questions today so this is really just adding I would I asked well what's underlying and what's the amendment here this is the entire me all of this is to be added right so I'm catching up here so it's adding all of this into section y so there's already through X this is just not sure what we're gonna do and hit Z after Z but I know right we got Y and so this is adding that and um it really kind of then my understanding is I mean this all reads well to me it's protecting it's not going to be storing somebody's junk outside so it's nice it's inside it's protected or fire protected so it's going to adhere to all the codes from the business side it's driven by [11:22] **Isaac Naatz (Commission Member):** potentially one place that's looking to how to or looking for ways to figure out how to leverage their space that's not rented out exactly yeah I feel that that's fair to open up something that's reasonable to the city in Residence but give a business an opportunity to kind of extend the use of their building a little bit better better than sitting empty yeah and generating some money that will go for upkeep and of the parking lot and the whole access and no taxes and everything you know so you just open any building these buildings have to be so that they can be approved by the fire department and the city and actually be approved by you because because the conditional usual use permit it would have to go through un city council so [12:08] **Brian Douglas (Chair):** you have yeah good point in the B2 Zone I was going to say because this right now then would be limited to the B2 Highway business district are there other areas like in the industrial zoning or other zoning areas that might also want this or would we deal with that we would deal with that in another time okay I think it's good if you want a motion to recommend to the council City Council is that a motion I will move that we approve for recommendations city council Amendment city code 152.648 [12:57] **Diane Johnson (Council Member):** I'll suck at it motioned by Diane second by Jay to move the the amendment of one five two six four eight forward to the city council is there any further discussion all in favor aye opposed motion carry okay the next one is the concept plan for the Indus development who wants to start with that [13:43] **Neil Jensen (City Staff):** okay we're very excited to have Andrew and Leon Endres with us here tonight as well as our engineer Mark we're going to turn it over to them and let them describe their project [13:43] **Leon Endres (Developer):** all right thank you well thanks for having us and I'm Leon Endres one of the owners of our family owns the property um Andrew gets the farmer and raised all kinds of fat deer out there but so he's anxious to help see if we can help uh develop this into something better use so I wanted to kind of show you what our vision is for the uh for the site right now and get some input from you but um what we've done so far is um you know laid out different size Lots we have some 55-foot Villa Lots you know what we're thinking there is you know possibly some rental like a rental Community as well as for a sale product depends on what the market accepts and what what it demands but at the same time you know create some you know low maintenance um you know possibly some you know Homeowner Association associated with it so that you know there's maintenance free for anybody that chooses to have that so that's kind of where the concept came [14:30] **Leon Endres (Developer):** in with some of the smaller lots and then the other single family homes you know they're 60 foot and 70 foot Lots is what we've designed so far with kind of the larger Lots overlooking the bluff area going to the southeast is you know it's a big Bluff area there's the elevation you can probably see because of the contour lines but it's a big drop off there but we thought there'd be some really nice looking houses overlooking that area so we also you know put in here a placeholder basically for some apartments you know I'm not sure if the demand is there for the apartments but we wanted to you know have that as you know part of the concept if there's a demand for apartments uh have a spot set up for the you know apartment living and kind of lower rent you know so people [15:15] **Leon Endres (Developer):** can get in and you know get access some homes in the area um and then I guess we've got uh you know across the bluff you know over along Highway 24 is uh you know there's two two spots over there that have some level spots before you know right along the highway so what we've uh designed there is four estate lots and getting sewer over there is going to be impossible because of The Big Valley between there and where we're at now so part of that to make that work is uh you know we're going to see if we could put a septic systems in for those it's in the city limits but at the same time you know because of the hardship to get through the the valley through there we were going to request septic systems in that area [16:04] **Leon Endres (Developer):** um I guess what we're doing right now is we're working with uh you know some of the local Builders um as well as some of the real estate professionals um I've got a lot of experience developing industrial properties but uh Mark Sancigard here is with jmh Land Development and he does this for a living so he you're bringing the experts and get some help when we can to make this be a smooth project that's going to be hopefully good for the community and create some halls or some Lots you know so people can build new homes and get into the community and fill up some of the jobs job openings that you have so I think that's if there's any questions or anything happy to entertain them but that's kind of a brief overview [16:49] **Neil Jensen (City Staff):** of what we got going to chime in just a little bit as you guys know the looking at the map up there a portion of that is the old sandstone development that the city received back from semca um we did bring that uh to the work session this concept to the work session because we've got to get an agreement with these guys and the City Council in order to get this plat done so um they did acknowledge that they liked it and uh so we're working on an agreement as we [17:34] **Brian Douglas (Chair):** speak so just wanted to throw that in there that not all of that land is is the endless land some of that north of there is uh is actually the cities could you just point out on the map there what the parcel is that the city owns right now [18:20] **Leon Endres (Developer):** yeah yeah I think it was referring to thanks for bringing that up Nelly I forgot that part so yeah when we came down you know we were interested in just working on our side and then you'll say we got this you know parcel land that's just sitting and doing nothing that needs some help so we incorporated that with this but right now um the quora comes down to hear in the dead ends and then um Sandstone Road goes this way [18:20] **Leon Endres (Developer):** and connects with Bluff Drive and then there's um you know some smaller streets over in this area that are um you know they're they're there as well but Sandstone is one that's you know really in tough shape you know the ground's settled the way it sounds and you know you drive through there and the manhole covers stick up you know 8 to 12 inches above because the uh the utilities didn't sink because they were low enough I think but the fill they used I don't think was right Phil and wasn't compacted properly and sand and Sandstone Circle also is is part so all the cul-de-sac the gray yep yeah this area the gray and then that cul-de-sac and then the yellow Lots where the one is [19:07] **Leon Endres (Developer):** and then what the plan is is to take Sandstone Road and just vacate it and get it out of there we'll keep the utilities uh underground because they're already active but uh and then Decorah will bring it in and then as you see in future phases how it'll connect push it up just a little bit Leon and Sea Bluff Drive Bluff Drive will then now connect with the street I think B it's called or whatever it is there and then hit Decorah so there will be new streets being put in and then at Sandstone will be taken out just just the top because the infrastructure still is active yeah that makes sense and we did you know we do have on here [19:53] **Leon Endres (Developer):** phases you know three different phases we you know and this isn't this is still work in progress also but phase one we thought we'd start with that if I know what you know how the what the demand is what the absorption rate is for the for the lots and then you'll move into phase two and then phase three and you know as we talked to builders and the real estate professionals you know we might move this lot down this line down a little bit to catch a few more of these Bluff lots and a few more of the larger Lots but it's uh he said it's a concept plan at this point and we're trying to work with everybody that you know has some input to try to create the best community we can so it would be content the whole development would be contingent on on the city [20:39] **Brian Douglas (Chair):** basically titling over the city-owned property right per dollar yeah that that North part there yeah okay now we're working on an agreement as we speak okay that makes sense and we've we've offered that to to others and others also it's kind of the same situation well I know that I think everybody'd be very happy to finally have some use for that right definitely it is it's there you know the saw conditions are a little tough out there it's fatty Clays and you know it's uh it has to be done properly and a couple of the industrial sites that I've done in the last few years had that same issue and you just you have to be aware of it and you have to work with it properly and you make sure it's done right and if it's done right you know it [21:24] **Leon Endres (Developer):** works out fine yeah I'm aware that soil remediation is I mean it's all doable but it's just you got to be aware of it and engineered right and then there's costs associated with it right yeah as long as you're aware of that is there have you done any more soil testing up there or would you plan to you would need to do more yeah we've done so boring I think that's we're actually scheduled for boring so it should be this week this week on the property they're going to do and then we have we're actually working with the same engineering geotechnical firm come on up to the microphone [22:11] **Mark Sancigard (Engineer):** we're working with the same geotechnical firm that did a project back in the day so they're very familiar with this oh okay that chosen Valley from Rochester that's who that's who we contracted on to do this and the you know my first phone call with him he pointed out right away is like you know this is the type of project that managed properly can be done right but if you you make mistakes along the way or cut Corners dude you know so he's aware of the requirements to work with this material so was that the initial I wasn't here was that the initial problem it all was tested properly the test results by The Firm that you're going to use were good it just was they were cut Corners in the development of it we don't have enough time to discuss that but but but I just came to mind because you said using the same firm well if they provided wrong you're talking about the same firm as the soil boring the the geotechnical and the yeah the soil yeah [22:58] **Brian Douglas (Chair):** that's what we got not the company that did the development the company that did the borings and right figured out what has to be done okay so you're confident in their abilities yeah their abilities sound back okay that's what I just wanted there's some mismanagement beyond that that contributed factors to this yeah am I correct that your phase one then is going to be about 20 Lots in two apartments yes so is phase one uh up here I didn't count them all real quick but it's showing you know 15 of the Villa Lots 15. oh okay for the 60 Footers five of the 70 foots and then the four largest state Lots on down on 24 there yeah the apartments aren't listed in any one of the phases yet because we just you know we um we just started looking at that and we gotta look for the you [23:44] **Leon Endres (Developer):** know see what the demand is in the area and so you're starting out with 28. if there is a demand for you know the multi-unit house and then we would probably try to work that in the face the apartment complexes are included in the 28 no no no no that would be an addition to that's which which which is gonna it's not what's your priority then the Lots or the apartments the priority is a lot okay you know and because we don't even know I mean you know we think there's probably going to be demand for for the apartments but we're not positive what that demand is going to be you know there's one development we're aware of now that's which kind of keep the space available in case you right yeah and um okay how what do you how long do you [24:31] **Brian Douglas (Chair):** think it's going to take to move 28 up at 28 well I mean if we get the approvals and testing and you know I think I think we could have lots probably Mark I think oh yeah late fall we're trying to keep the first face off are you projecting uh sales almost immediately yeah we did we liked I mean it's always nice to have pre-sales while you're developing something so you know we'd be open to anything like that too and just curious so so then you'd start as soon as you sell those lots and you start on second phase yeah as soon as we know the absorption rate you know we want to have a second phase ready to go by the time the First Rate the first phase uh you know sells out and who's who's paying [25:17] **Leon Endres (Developer):** for the streets yeah we right now we're budgeting to pay for the streets okay so what's the city's uh this the city's got some land here that's involved in this dollar worth yeah I got that this is Art I know not not all of it so we have we have a dollar's worth of land that I think we're willing to sell yeah we're willing to go there I think we're we're going to be talking as soon as uh our attorney gets a draft agreement we have discussed some items on what they're going to do and not do you know bring the streets up to code and et cetera attacks like uh a lot would be [26:03] **Neil Jensen (City Staff):** though you're looking at recreational area primarily yes yes on some of it yeah yeah um this did run through the park board a while back and and they uh when they looked at it they said yeah we're going to need a park up here yeah and I guess where Sandstone Road is is running through there and and I think you guys got this map up there but you can see that there's that one chunk that has settled quite a bit Yeah makes good Parkland good Parkland okay thank you thank you yeah yeah um it's um isn't there a way to run the sewer lines oh 24 they're already done [26:51] **Isaac Naatz (Commission Member):** very there you go I mean but to get it all the way out here as opposed to having them all put in a septic where's where's the city end I'm trying to a vision 24 when it goes around there and that still is okay I just hate to see the need for a septic tank if there's some way to run but I guess not this is the closest is over by where the RV storage yeah uh lot is and that would and it's on the west side of that west of that yes towards the hospital west side towards the John Deere or John [27:38] **Neil Jensen (City Staff):** Deere John Deere yeah so it's a long ways away it is a long way yeah we you know someday uh probably end up heading that direction but it's going to cost a lot of money there's counties got some land out there um the the city will spend a lot of money getting infrastructure out that direction I think there's I think there's better spots to do business then so but at some point I know Eda has plans that I can't remember what the five-year 10-year plan to develop out in that corner and If eventually it does get developed and the sewer line gets run it could then connect up that's typically how you do it you uh we've got to do some ordinance work [28:26] **Neil Jensen (City Staff):** but what happens is normally an ordinance will state that once services are available you're mandated to hook up yes I had to deal with that in another instance so if you look at the the Sewer Septic System is temporary until there's enough development out there to get the line out there and then the ordinance would be ridden so that when the pipe is there you got to pay to connect to the pipe right there's no no option not to but the water's there so no no water they would come out together yeah we would put wells in as well yeah and I'm assuming that does get written into the sale contract when those lots [29:14] **Isaac Naatz (Commission Member):** are sold so they understand the obligation yeah that there's no water so that's another hurdle you've got or have you already got the water all set up we don't have that set up yet I don't know if you've got good water down there and you know you don't know what the how the septic systems are going to be approved um you know we looked at the site uh with an engineer Pioneer engineering has looked at the site you know we feel that there's you know sufficient room to support a septic system you know in the in on the Lots on each lot yeah each lot yeah yeah and Bruce this will only affect the four estate Lots no not the ones not the colored ones gotcha so what what are those size I can't quite tell from my printout what are the size of those triangular Lots roughly 1.9 1.9 [30:01] **Leon Endres (Developer):** yeah about two two to two and a half yeah oh I see okay I guess better get my glasses out but I okay but you an initial look you feel like there would be room that would pass a perk test and be able to put a second system yeah and I have a few other questions can I yeah absolutely a few so what would so I I love the idea by the way of I I feel we need to move forward with providing options to people here in Canada Falls and people that want to live here the people that already live here and have multiple options and your plan encompasses that so where would [30:46] **Leon Endres (Developer):** Andrus Cannon Falls LLC or your development stop would it just be making buildable lots and then selling lots or would you want to be building homes that I guess aside from a potential apartment complex so Home Building aside would you just want to sell the lot and then anybody can bring a builder in there what's your thought there that's that's really what we're thinking is you know but it depends on depends on what the need is you know we're not opposed to you know finding a builder and building but you know it seems like you've got some good buildings on here and you know people in Canada Falls I think appreciate and like those Builders so it'd be great if they could you know take over and and do it but if there's need for more housing that they can provide we would consider you know getting a builder to come in and put more houses up or like I said a part of [31:33] **Leon Endres (Developer):** it you know we would consider doing a you know Rental Community yeah and Leon and Andrew have been contacting the local Builders just to find out if they've been interested which has been really nice them to reach out to our local local boys yeah yeah I've ran through with quite a few Builders and there's actually a fair amount of interest in this so it looks like you know some of them would like really like to absorb some mods immediately yeah um do you need things from the city that would help move this along or everything is I know we've got two very competent people there that will do what they can yeah they've been great to work with uh and uh yeah so we appreciate the help they've been providing and uh you know um you know we just the approvals [32:18] **Leon Endres (Developer):** obviously you know we need that from the city um you know then we have to put our you know complete our feasibility to make sure that you know once we build them we can afford to sell them for what the market will bear and you know so we've got some due diligence to do in that part but otherwise I guess just you know we don't want to spend a lot of money until we know the cities behind it and the city is going to approve it and you know we can move forward with that have you done any you've probably run some proforma numbers or do you have a ballpark at what you think Lots would sell for I just pick one I'm not holding you to anything just trying to gauge here I think at this time I don't think we really have good numbers anymore we have a good guess I understand it's the best guess at this time there are a lot of variables a lot of unknowns right now it's a concept we [33:05] **Leon Endres (Developer):** we can expect to see changes in a concept plan right yeah okay yeah because again this is our vision and you know um you know if people don't like the small Bill a lot so then you know we need to adjust that and yeah and you know then but the it is lots of very expensive to develop now because with PVC and all the utilities and labor and everything else so so it is um you know right now it looks like you know some of the values that we're hearing for the Lots probably don't quite support the project but you know there hasn't been really a good good lots available for a while so we're not sure what the market will Bear right now so right we got to continue to work on that end of it as well well oh go ahead Jay [33:50] **Isaac Naatz (Commission Member):** I just think it's a it's a beautiful area and that it would be well suited for something like this and there's good accessibility down to from County Road 25 there would be no tie-in at 24 right so it would that would be down the bluff so off of 25 would be access into the City and Fourth Street and out right right yes and it would provide better continuity you know for the the people that currently live on Bluff and Cedar Hills offering them a secondary exit yeah so uh refresh my memory was that going to be once that street uh decara was improved was that going to be part of the that 'll be new neighborhood or was that [34:37] **Neil Jensen (City Staff):** going to be a city street Decorah Decorah that'll be a city street that'll be a city street yeah well that will have to be engineered and designed according to yep City that'll well when we get the agreement done you know that's there's quite a few Acres there so what they're going to do in order to get Sandstone Circle they're going to have to fix the circle right and fix Decorah and uh you know there's value in allowing them to put all Lots on their side and put the Parkland on our side you know with our Parkland dedication money so there's value there um I think what uh they're here tonight is do you like the concept shall we move [35:25] **Neil Jensen (City Staff):** this forward I hear from Jay that he likes the uh the mix of lots which I do too because uh the city is has got well absolutely no loss left but to have a blend like you say is is good yeah and that you know the yellow ones as you look down around the bluff line they're going to be some nice Lots because commend you on doing an incredibly good job well thank you yeah we try to when we do something we like to do it right and hopefully it works for you know everybody we can turn this into you know good valuable project didn't think you would yeah could be informed of it and it looks great look [36:12] **Brian Douglas (Chair):** forward to learning more yeah well we'll continue to work with Neil and Diane and if you guys uh think of anything else just feel free to reach out to us thank you so it'll probably be uh the concept will look like that there you know usually there's not too much uh changes next time you'll see these guys was probably with a preliminary plait and not too far away from here okay so we'll be here all right sounds good thank you move ahead special meeting for you oh that sounds good thank you all right thanks a lot thank you gentlemen so no action on our part tonight it was just informational yeah so we don't have to have a formal [36:57] **Neil Jensen (City Staff):** mortgage I think it should be uh push or move forward you can work with them should I have to ask for permission for this or move to a journey got to wait till we're done talk well thank you Neil and Diane for yeah yeah bringing it that forward and working with the andresses appreciate it so I'm sitting next to you keep me straight oh does anybody have anything else okay Bruce I moved to adjourn second move by [Naatz] second by [Douglas] to adjourn is any further discussion all in favor [37:42] **Brian Douglas (Chair):** aye [37:49] **Brian Douglas (Chair):** thank you