[4:03] **Laura Qualey**: next subdivision. Um we're about a year and a half, if not two years ahead of schedule uh from what we had anticipated originally. Uh we've had we've uh built really great relationships with two builders for Fieldstone Family Homes and Johnson Ryland Builders and that is uh with the marketing that they have done for the lots and uh they've been um on the parade of homes for last fall and for this spring and that is what has driven a lot of traction and um traffic to the development. [4:41] **Laura Qualey**: and they have really been, like I said, really great partners, which we really wouldn't have, we wouldn't be in the position that we are without them. And they kind of wish that they had more lots right now to be selling because they just got they just wrapped up the spring parade of homes at the end of April. And they have buyers, but we have no lots. So, uh, that is why we're here tonight to start the process so that we can hopefully break ground in the fall. [5:12] **Laura Qualey**: And so, with that, uh, Chair Person Johnson, if you would like to open the public hearing, that would be great. And then I'll be able to answer any questions, um, after it's closed. **Chad Johnson**: Thank you, Laura. Uh, the public hearing is now officially open. Would anybody like to comment or speak? Would anyone like to comment at the public hearing? Third call for input on the public hearing for the preliminary plat in Hardwood Estates third subdivision. Hearing none. The public hearing is closed. [5:59] **Chad Johnson**: We move to item number seven discussion and the first item is on the preliminary plat and PUD commission questions comments for Laura or—and Amy is also a member of the EDA who has been working with this team. [6:19] **Chris Nobach**: Um, I have a couple questions. Nothing of concern, but just looking over everything with the the pond and the park because I assume that that pond they're putting it in, it's not already—it's already there, right? **Laura Qualey**: Pond is already there. **Chris Nobach**: Oh, it is already there. Okay. So then, and then is the park as well, does that fall under the city's responsibility in terms of upkeep and maintenance? **Laura Qualey**: Yes, maintenance. Yep. So, when the pond was created, um I'll just pull up um I'll pull up some of the exhibits as um as you require. Um let's see here. Um yes, so when the pond was uh was created, uh that will serve the entire development. Um so, let me just [7:04] **Laura Qualey**: open this up here. Um yes. **Jon Radermacher**: Should we clarify? It's a retention pond, not a swimming pond. **Laura Qualey**: Yes. you know, I assume. Yeah. Yes, it is a retention pond. Yes. Hopefully, no one will be swimming in it. Um at least. Yeah. We hope that we're not going to encourage that. Um yes. So when the uh retention pond was created um with the fir—with the second subdivision um which is kind of the off on the left side there where the um if you can see my cursor here um when this was created um the retention pond was created and that will serve the entire subdivision for the 100 plus lots. uh it just made sense to do it um at the same time when the grading was done cuz it had to be it had to be [7:50] **Laura Qualey**: created um in order to serve the 29 lots that were created. So we just did it at the same time and then um as we continue with the the third, fourth and fifth phases um then that will um we'll spread the costs out accordingly ac across those lots for the cost um as we get get those done. Um and then you asked about the park. So the park yes uh that will be completed in the last phase of the project and that will—it will be a public park. It will be a city park and um the EDA will be um that was also a—we were speaking with commissioner Nobach about this before uh [8:38] **Laura Qualey**: the meeting had started as well. He had some questions about the park dedication. So I'll just address that now. Um typically when there is a subdivision created 10% of the um the entire subdivision for uh the residential property needs to be um dedicated for park and if a park area is not created then it has to be given in—it has to be—there's a formula that um is in your packet and that then has to be given in land or in cash instead um as a park dedication fee. [9:15] **Laura Qualey**: So that's what happens in a commercial development. Um because obviously in the industrial park we don't put a playground in the commercial in the industrial park. So a cash uh park dedication fee is given instead. So in this case uh the park I believe is 2.55—is that what we said it was 2.55 acres is dedicated where it really should be 4.1 acres of a park. So, the EDA will have to um give a little bit of cash um either toward the park, whether it's for equipment or trees or whatnot, or it could just be given directly to the park um department um that can—they can then make their decision as to how they want that to be utilized. Okay. [10:04] **Chris Nobach**: I do have a question on the town home part here. Yes. Yes. I remember hearing or reading something where you gave up like the first two lots in the second phase. Yes. To make those—they were town homes, but now they're single dwellings. [10:19] **Laura Qualey**: And that seems to be what the general consensus is. Everybody wants a single dwelling. Yes. I drove around there, looked at that. There still aren't really any town homes between one and six, right? Going up. Uh that is correct. So right now um if you were to look at the exhibit that's up on the the screen um right now um 21 and 22 there is um there is one set of twin homes going up right now. one side is committed to um so number 22 is actually—they're our buyers for that side of it and then Johnson Ryland is the builder on this and they are create—the the one on lot 21 is going to be a model like a show model and then they are the ones that we'll be entering—I well we'll be [11:06] **Laura Qualey**: bringing to our EDA board um hopefully uh to uh enter into agreement with them where they will be um entering into an agreement to purchase lots 1 through six to then create three more sets of twin homes to build once they find buyers. Y So, and what that is—and we—we did the same kind of thing with um Fieldstone family homes for these lots here that I'm marking um with my cursor. So, lots 27 through 23 here. Um, we did an agreement with them too where they bought two lots, put up two models and then as they sold one then they bought another lot and then once they sold one then they bought another lot. [11:51] **Laura Qualey**: So we're going to do the same type of agreement with the approval of our EDA um with the twin home lots. Okay. So, but they just haven't really been um we really, you know, from our um adviserss, you know, we talked with realtors, we talked with other people kind of in the real estate market before we um kind of started with this project to say, "Hey, you know, what kind of unit mix should we go with um before we designed this and we talked with our engineers to design this and they said town homes, town homes, town homes. That is who—that is what's going to kick off this development. Those are the people that have the money. They want to downsize. [12:30] **Laura Qualey**: They—That's what's going to do it and that's what we're sitting on. That's what's left. So that's why in our original um PUD um we had twin homes all along this bottom part. So um in our second phase, we had them all along here. We had them peppered along this route and along here. I mean we had them everywhere and we took them out. So, and it might change when we get done with our third subdivision. Maybe people be like, "No, we want them. We want them back." So, that's why we're doing this in chunks so that we can um you know, we're not doing all 100 lots at one time. We're designing it to do it in smaller phases to reduce our risk and also so that we can build what the [13:16] **Laura Qualey**: market is demand—is demanding. We're trying to be smart about it. So, do you have any in the twin home or town home on that number one through six? Is there—I mean I know you've got one built on 22. Is there nothing going on with one through six as far as interest in town home coming? Well, so um in the—in our—in the phase that's currently under construction, um that's what we're hoping once they get their model done is that once people are able to tour it, that that will spark that okay demand because they said no matter what kind of marketing we're doing, Can Falls, people somehow won't drive 15 minutes to Dundis and Northfield to tour. So that's why they've decided to pump the money into finishing it cuz they were just going to leave it white, you know, just leave it [14:03] **Laura Qualey**: as finished. um drywall and blank canvas basically so that if they had a buyer then they could just finish it as they—you know—customize it as they wanted. Um but no matter what they do they can't get people to drive over and tour it. So they are choosing to put the money in to finish it um and use it as a model so that they'll hopefully sell those other six. I'm just going to throw this out. [14:28] **Chris Nobach**: Yeah. It from what I'm hearing it's single family dwellings that you're looking for. Yes. I know these lots one through six aren't it, but wouldn't it make more sense—just me? You got 22 being built as a model, but you got somebody buying it already, right? Somebody's bought one half of that. Yes. [14:44] **Chris Nobach**: Coming in. Okay. So, you still have to have a model, but I'm thinking if the interest is in single family dwellings and everybody's looking to—like you said, you could sell the lots right now if you had the homes. Why couldn't you change those and then move maybe the town homes like over to 13, 14, 15, 16 of phase three, phase four for future? [15:03] **Chris Nobach**: You know that I'm just I'm I'm throwing that out just because to see if that's an option so that we could get this phase one or whatever done. Yep. And then moved into it and then if there is down home interest then you could build them there. **Laura Qualey**: And what I—what I will say to that is that both builders that we're—that we're currently working with both have a model that if you want to consider them or call them detached twin homes, some call them villas, some call them patio homes, whatever, um where they have a model that would fit on these smaller, narrower lots. Okay. So, we do have a—we do have a plan B. If the twin home lots don't sell as attached twin homes um with a shared wall, we do have a backup plan, but we wanted to try [15:50] **Laura Qualey**: to stick with our original plan first so that we don't just have one set of twin homes. Yep. Y randomly in this development. So, we want to try to stick with this, but we do have a backup plan. Okay. But very, very good suggestion. So, okay. **Chris Nobach**: Uh, I guess I have one comment and I kind of addressed it with John already. I just let's make sure the plans are running here through WHKS that like they go through whatever city standards we have right now. I think an example is um just uh fire hydrants and stuff like that. I think we got a couple floating around there. It just be nice to standardize them and make sure we're using what our you know public works uses or fire department stuff like that. [16:31] **Chris Nobach**: So that'd be my only ask if we could make sure that these plans get approved appropriately for what those units use. Okay. **Jon Radermacher**: Um have you heard otherwise? Uh I did hear something about and maybe you know more about it actually. It did come up. We were—we were just talking about this in a department head meeting last week and uh the fire chief was sharing some news that they're um tagging all of the fire hydrants in the community and they're finding that there's like six different sizes and varieties of fire hydrants and they're trying to—if as we develop—like find a standard one and um I think you have a relationship with somebody on the fire department so this might not fit within our—the one that they want as a standard. So I will make sure that's communicated. But in in [17:17] **Jon Radermacher**: terms of what's in that plan, the spec plan does not impact what we're talking about here today. Okay. The the development of the preliminary plat is outlining, you know, the main function of this decision is outlining where are those things going to go. This is showing that hey, we're also considering the full design, getting everything prepared. Like WHKS is pretty far along in this. like changing a spec like a fire hydrant I don't think is a—it has no impact on the decision tonight and it isn't gonna be something that's—but that's certainly something to consider with our pre-construction meeting right let's make sure those groups those next so those next decisions—so that's—that's just to me I I think it's it's good information I think it's something that probably wasn't thought about maybe that [18:03] **Jon Radermacher**: hydrant was kind of a standard in other communities or in the industry but you know what we want to utilize is be great because yeah, what they're finding is they have to bring six sets of wrenches, different equip every fire so that they know what's there and it's nice to know what they did was tagged them so they know as they're going to the scene what which fire hydrant they're going to so they can grab the right wrench right away versus oh this one didn't work so I got to get a different one or right different could be something too with like Jed's you know whatever they do there could be standard equipment out there floating around or whatever so sure think **Isaac Naatz**: Um, I don't know. Are you able—I'm just generally curious. Do—do you have like demographic information of people moving in to the community? Are you able to tell us? [18:49] **Laura Qualey**: Uh, you know, I—I get as um general information from the realtors as they'll give me because they also have to protect their buyers based on different disclosures that they sign. Um, but what I can tell you is that the the people that have bought the lots so far, um, we have—we have two people that have purchased from Canon Falls. Um, we have a couple people that are boomerangs, which I would consider graduated and are moving back, which is great. Um actually we have three people from Canif Falls that purchased um and are um this is [19:36] **Laura Qualey**: like their retirement home. Um otherwise everyone else is from out of—out of town. Good. So um a lot of people—they had when they did their fall parade of homes um Fieldstone had the models and they had 154 people come through and they said that's pretty unheard of. Good. in the 24 days that the parade ran and uh they only had two days where no one came through the home and it was—I mean people from every—I mean all over the Twin Cities that came through some people hadn't ever been to Canon Falls. [20:11] **Laura Qualey**: Some people were delighted there was finally a development, there was an opportunity to move here. Um, so it's really encouraging, I think. So, and all ages, you know, I mean, anything, like I said, I mean, from retired to uh single fam, you know, you know, young couples with no kids, some people with children. Um, so it's very, it's a great mix. It's what we wanted. [20:41] **Chad Johnson**: Good. Good. So, Oh, thank you. Yeah. Other questions, comments? **Chris Nobach**: Just real quickly. So, you're saying you're going to start phase two in the fall is what you're thinking to—like with—with all appropriate approvals. **Laura Qualey**: We would love to be able to break ground in um in the fall. Yes. **Chris Nobach**: Okay. And then what is the tenative time frame of finishing that phase to get people so that they could start moving in? **Laura Qualey**: So um if—if with—with support and appropriate approvals uh we would be on schedule to break ground um if—if the bid is um if the bid goes to someone that has the capacity to [21:28] **Laura Qualey**: uh break ground this fall uh it would be early September. Um, and if we have a dry fall and winter like we've had the last couple, I mean, they could get a lot of work done, a lot of the inf, you know, a lot of the dirt work, um, some infrastructure put in the ground. Um, which then, um, you know, we could have lots available, you know, early summer, early midsummer. When we did this, we had a great start in 23 and then had the wetest 24 summer we've ever had, it seemed. Um, or maybe just because we had this project going and it was part of my tears also that were making it wetter, too. But, um, so the—the project was [22:13] **Laura Qualey**: very—very delayed and we didn't have lots—we didn't have the streets in until late September. Um, but you know, I mean, like I said, I mean, it—it all is weatherbased, you know, so I mean, optimistically, we could have lots ready in the—in the summer of 26. Um, worst case scenario, it would be late summer 26, early fall. **Chris Nobach**: Okay. And that—that means roads. I mean, there are um there would be possibility that they could be building on lots without roads, you know? I mean, that they could get some of the basements and that kind of stuff or slabs done. Um but that's—I'm thinking it'd be nice to have the roads in, especially if you want prospective people. Yeah. To come in and see the homes and see the lots and see what's going on. Yep. [23:10] **Chad Johnson**: Sounds good. Needs to be quicker. Yeah, I know. Isaac, it looks like you have a question. [23:35] **Isaac Naatz**: Um, yep. Um, are—are there um are there any slabs in the— **Laura Qualey**: Uh, yes. So, that is another great question. Let me pull up um one of the here. I think this is the correct I think. Let me see if some reason my computer is frozen. Of course, because you asked me to. Okay, so this um this exhibit here will show you um how the lots will be graded. And another thing just to give you some insight as to how we have decided—and I shouldn't say we decided WHKS is choosing what style homes we are going to—or what kind of lots and homes will be created based on the topography and also on the um the is—geology the [24:29] **Laura Qualey**: right term I guess you could say—to reduce the amount of grading. um or rock excavation. Um so it's going to—and to reduce the amount of cost also. So all of the—all of the lots with the exception of the ones that back up to the holding pond. Um oh look what I did. Um, so the the lots that back up to the holding pond, um, we've got one, two, three lookouts and then two walkouts. [25:04] **Laura Qualey**: Otherwise, everything else is going to be a rambler. So, with a rambler, they can either be slab on grade or they can have a full basement. Okay? So, again, that opens it up to—they can be zero entry. So, it could be a retirement home. Um, it could be, but I mean, and I shouldn't even say that it can be a retirement home. It could be a um you know I would say that you know someone my age even building a—a slab home accommodates my mother being able to visit you know and I think that that is really something that um people who have uh parents in that baby boomer age you know aging parents um whe—or even grandparents—great-grandparents whatever [25:50] **Laura Qualey**: people are building their homes in order to accommodate their—the—their um their older generation family members so that they can come and visit cuz maybe those family members aren't hosting holidays anymore. So, they want to make sure that they're able to have the doorways that are wide enough. They have the um the accessibility so that they can roll into the home. They don't have steps and then that also makes it available for those people to also age in place as well if they choose to. So, um, so it isn't just about retirement homes anymore. So, I think that people are getting a little bit smarter about the—the type of home that they're building these days, also if they like the community that they're living in. So, um, otherwise, everything else, like I said, is going to be a [26:37] **Laura Qualey**: rambler. Um, and the lot sizes again will vary. You can have a very, um, you know, I don't want to say a small lot. I mean, you know, some—I think our lot widths are—our minimum size lot in—in town for uh resident—or in R3 medium density is uh 60—60 foot and I think that ours are like 70 um I think they go to like 75 um for some of the minimum lot widths. [27:10] **Laura Qualey**: So, I mean they're decent size lots and then some of them are really large lots. So, I don't have the acreage um on some of these. Um but that is something that I could certainly get for you if you're interested. Um I'm just looking here. **Chad Johnson**: Yeah, that one. **Laura Qualey**: Yeah, this one shows the—It has your total, excuse me, that one has your total square footage and your buildable square footage on it. Here it is. Yeah. So, it doesn't break it down by acreage, but if you're good at math, you could calculate it. have to divide that number by whatever 42,650 or whatever square feet per acre. [27:48] **Laura Qualey**: Is that right? It's close. Yeah, I think so. My father—My farmer father would be proud of me. So, this shows your Yeah. 65 72. Um, a corner lot is always going to be a little bit wider because the setbacks are a little bit different. Um but 74 75 culde-sac lots are measured differently. Um or lots on a curve I should say. [28:17] **Laura Qualey**: Um but you know so you can have—like I said—you can have a very modest sized lot or you can have a much larger lot if you'd like to. So, and with this development too, um with the—with our first um phase that we did, um we did obviously have a discussion with Mandot and we did have—they did say that we had to have a right turn lane put in on Highway 19, but um for the first and second phase that we're doing, we didn't have to have a second outlet going out to like um County 24, but for any third Plus, we will have to do that. So, [29:02] **Laura Qualey**: um we don't have to—we don't have to do that um second roadway going out yet, which is kind of nice that they can have that access for construction coming off that it won't disturb or wreck 72nd Avenue Way, Maple Court or Maple Lane. Um so, they'll be able to kind of come in off of 24 and come through the field and kind of create their own construction road. Yep. What other questions can I answer? **Chris Nobach**: So the—So the intent is is that there—you're not going to pave to 24. **Laura Qualey**: Not in this phase. Not in this phase. No. And you're going to have them put something down so they can drive on it constructionwise. Or did I misunderstand? Um let me go back here. [29:54] **Laura Qualey**: Yes, potentially they could put a temporary gravel road to have access if they needed to to access the other parts of the—that easterly part of the phase. **Chris Nobach**: Yeah, talk. We—we have talked about that. That's a possibility because I think they've already secured the access point from the county off of 24. Is that correct Laura? **Laura Qualey**: I can't confirm that. **Chris Nobach**: Okay. thought we discussed it, but maybe it's—I—I highly recommend that um if it comes back up um to—to put at least a temporary access there just with that—that uh second and now the third. I know what it's like to live in a construction zone as houses are getting put up and—and that was with far fewer houses in the place where I'm at. Um but it gets busy, right, to try to live there and to have to have teen trucks and back hoes. And so if they [31:04] **Chris Nobach**: can stage at least off on that road going to 24, that would be a good idea. **Laura Qualey**: Okay. And that could certainly be something we can talk with um construction in our precon meeting or before obviously. Um yeah. So right now um it would just be the—where the—the dotted—the heavy dotted black line here is just where um the subdivision would end and it would just be stubbed. So kind of like right now 72nd Avenue Way just kind of stubs right to the tree line. Um because that's—that's the end of city limits as well. Um, so that's how this—it's—it's [31:51] **Laura Qualey**: stubbed like this because if one day—when I'm retired hopefully, um, if they were to ever extend or annex the property to the south, um, then it would—those services end there and then that would continue if that were to be developed. Um, but the construction would—the construction vehicles and whatnot would be able to come in. There is an access already off of 24 to here. So, they would be able to come in, but at least they would be able to have the vehicles staged outside here. Whereas during this particular development, it was kind of clustered, let's just say, um, along 72nd when they were doing this because there really wasn't a place to really put the vehicles. [32:41] **Laura Qualey**: Um, so at least they would have a separate access or they didn't really have that before. [32:52] **Isaac Naatz**: Isaac, yeah, I guess another question might be in terms of—and this might not relate to what we're talking about tonight necessarily—but in terms of landscaping, aside from landside, I assume you guys are putting in trees as well, or is that not? **Laura Qualey**: Uh, we haven't put in any trees. Okay. Um if there's any trees along 72nd Avenue Way, that would be um that would be done by the builder or the homeowners already. Okay. [33:17] **Laura Qualey**: Um so yeah, the EDA hasn't um we aren't—that's not included in the lot cost at all. Um doing the seating—that is part of the erosion control. So that's part of the requirement of us as the developer. Sure. Um and also as part of our um the MPCA um requirement, we have to put down some type of erosion control. Um so and I know that last year like it got done very late in the season, so we were even hoping that it would hold, you know, that it was going to get in before the the frost. Um so we were hoping it was going to come back. [33:57] **Isaac Naatz**: Um, and but then again there was so much construction that happened right away early this spring that a lot of it got dug up too. Um so is this phase two going to be the same way where the lots are for sale and then they'll build the house on the lot or are they going to pre build some homes to sell? **Laura Qualey**: Uh, it depends. Uh, it depends on—uh so Fieldstone Family Homes they have purchased—they have purchased lots and built models. Um Johnson Ryland hasn't purchased and built models other than for this one half of that um the town home. They usually have a buyer first. Okay. And then they build um [34:43] **Laura Qualey**: because they build custom homes. um Fieldstone they will um with their parade of homes that they did they will um maybe they will—what's it like first write a refusal. So, like they will do a contract on a lot um when they kind of have a buyer with intent, you know, but maybe hasn't decided on a model of what they want on or, you know, what style home they want on it, but they know that they want to buy. So Fieldstone will buy the lot and then once that homeowner has decided what they want, then they'll close with Fieldstone and then they'll deed it to the—they'll turn it over to the homeowner at—at some point when it's [35:30] **Laura Qualey**: done. **Jon Radermacher**: Okay. And—and EDA is basically selling the lots. Y and a—a private individual could buy one and contract whatever builder they would like. Um, so we're not working exclusively with just these two developers. These lots are open to anybody, any developer, any builder, any family person to purchase and then build accordingly whenever they want to. Yes. [35:59] **Chris Nobach**: Well, within reason, there are covenants on it as—covenants like if—if an independent does buy it, they got to get a house going on it fairly soon. **Laura Qualey**: Yes, we do have covenants uh recorded with the um with the subdivision. Um, we don't have extreme, you know, it's not extreme where, you know, you have to pick from this pallet of paint. You have to have a percentage of the home with rock or three stall garage or anything. Um, we basically wanted to make sure that the home was stick built. It wasn't brought in on a truck, wheels knocked off, and set down. um because we wanted it to um we wanted to make sure that like there was a um that it had—it was going to increase the the tax base to a certain [36:44] **Laura Qualey**: extent. Uh we do have a minimum square footage. You know, it has to meet our minimum square footage building requirements based on the style of home. You know, if it's a Rambler, it has to be minimum square footage of this. If it is a twotory, it has to meet square footage of this. Um, so there are certain things like that, but I mean I think it's a page. It's not a Bible worth of requirements. [37:10] **Laura Qualey**: So if you—know—if anybody is interested. Yep. And I'm the contact person if anyone, you know, if anyone has any questions. Um, but like I said, we've built really good relationships with these two particular builders. um you know and I just kind of threw it out to—I used the Rochester um builders association you know to kind of start just hey we have this development does anyone want to come and build and to some people were out of their area um you know where they would want to come and build and we happen to find two really great partners um that they've had good success. [37:51] **Laura Qualey**: So, but yeah, we're open to—we're open for business. **Chad Johnson**: Other questions, comments? We—and thank you very much. Yes, absolutely. So, with that, I guess I would look for a recommendation. I mean, so we could move this forward to council so we could stay on our schedule. Um, the last page has copy of the resolution. [38:28] **Chad Johnson**: And that would be our job would be to recommend to the city council um resolution 2025-03 preliminary plat in PUD for Hardwood Estates third subdivision. We don't need to read the whole resolution, do we, John? **Chris Nobach**: I'd recommend to approve that resolution to council. Pass it along. **Chad Johnson**: Is there a second? **Isaac Naatz**: I second. **Chad Johnson**: It's moved and seconded to uh forward our recommendation to approve the resolution 2025-03. Any further discussion? All in favor say I. **Group**: I. **Chad Johnson**: Opposed? Nay. So moved. Wonderful. Thank you. Appreciate your support. Get those new people in here. **Laura Qualey**: I'm working on it. We're not done yet. So don't cut your stuff. [39:27] **Chad Johnson**: We're moving on to the next item is item B. It is also a discussion uh point. Joint meeting with tract. John. **Jon Radermacher**: Uh yes. Thank you uh planning commission and chair. Uh this is actually just give you some information. So that sec—the one right before that resolution has a draft schedule. So you probably heard uh we have been working with a developer for uh an annexation of 250 acres a little bit over and near the industrial park in the city. um looking they're currently under the process of an AUAR study right now uh looking at the use of a light industrial or technology park uh likely to be potentially a data center. Um and [40:15] **Jon Radermacher**: um I wanted to kind of just get this out there and get your—your thoughts at the upcoming uh joint planning city council meeting which will be 5:00 next week Tuesday on the 20th. um so that uh we have kind of the opportunity to just prepare ourselves for what needs to be done. We're not necessarily going over any of the proposals about what's happening with tract and what the you know land use plans are, what the development agreement would look like, but just preparing ourselves for—is a big thing. We just want to know where are the main points of contact in which decisions have to be made. So, that's kind of why I left you with this draft um agreement so you can look that over and if there's parts in there you want, you know, to have some input and say, "Hey, we, you know, we just want to make [41:02] **Jon Radermacher**: sure we build in enough time to—to do this that we want to get—we want to know that because there are some uh timelines with tract and their purchase and—and annexation of the land that they just want to be prepared for uh to meet within their schedules. if not uh the earlier we know that the better we can adopt and—and um evolve with those schedules. So so that's just all I ask of—of you to you know look at that and consider for that meeting next week to—to come with those comments to be you know prepared because I you know the last thing I want to do is leave you and or any council in a position where you feel we have not had adequate time to discuss or—or see information in which you're making a decision. Um, so if we can, you know, build that in to our [41:48] **Jon Radermacher**: plans and schedules, I think it, um, better prepares us and make sure that we're delivering you, information is getting in your hands in a timely fashion so that those, um, you—you feel you have the information you need to make a decision. So, **Chris Nobach**: Is that going to be like set here? It's not going to be like what they had last— [42:12] **Jon Radermacher**: No, no, it's not their—It's not their—informational meeting. They're not even going to be here. This is just us. We're just—you guys are coming like we did that uh I think it was a meeting in March. We had a joint meeting together with the planning commission and city council. It'll be similar to that and it for your—your side of it as planning commission members. I don't think the conversation is going to take too long. [42:29] **Jon Radermacher**: Um we have a couple other items we want to add to it. That's why we're starting at—at 5:00 so the council has some opportunity to do some work session items on their part um that wouldn't necessarily have an impact to the planning commission. But you're welcome to, you know, stay. [42:45] **Chris Nobach**: There questions for John on the process. I guess I'—I'd just like to say, I mean, I went to that open house. It was awesome. I mean, I'm glad the community was there. I mean, there was plenty of people there, which is great. I think my only like—I'm—I'm happy that we have an opportunity as a council or a planning commission to be able to review and ask questions and do all that stuff. I think that's appropriate. But I do think just from the general public standpoint, I think—I don't know the right way to put it, but I think—they need the information too. I think that transparency is key here. I think there's a lot of unknowns and I think people fear that and I just want to be as transparent as possible through this whole process. Yep. So, I've kind of asked a couple like an FAQ just so we [43:32] **Chris Nobach**: can, you know, or a good way to message, you know, I've heard people say stuff about water usage and—you can't—it's tough to get a number and I don't even know if we have that number yet and I know we have to do a study, but like once we get that, it would be nice to distribute that accordingly and let people know how that's going and— **Jon Radermacher**: Yeah. And that's—and that's why we're talking about the schedule of things. So this kind of gives us a—a better indication on when things are happening because right now we don't have any official application for annexation. We don't have any draft development agreement in hand. We don't have all—all we're really doing right—they're really doing right now officially from the city's perspective is the AUAR study. So that's evaluating a lot of things related to the environmental side and impact of the project. there's a whole another slew of things that are on the the land use and and infrastructure needs that that they have for what's going to be there and that's a part of the discussion. So, this is helping us too to identify where are those points in which the public hearings take place so the public knows that—that's their very specific on the [44:36] **Jon Radermacher**: record opportunities to speak. Um, as I've said with the AUAR, as it's—and as it's been developed, we're always at the point where there may be official public comment period of 30 days, which those comments get to go onto the record, but we're always open to questions and information. If there, you know, if that wants to be shared, that can be shared with us. Um, we will take that and that you can send that to me and I send that on to the uh the consultants that keep—keep that record and and are tasked to provide the responses if there are indeed questions. um the information on the website, we've already updated at least the—the AUAR schedule. So, as those—as those things become official, we will, you know, be continuing to add that and update that as well. **Chris Nobach**: Awesome. Thank you. [45:20] **Chris Nobach**: So just so I'm clear. So that AUAR review, I mean essentially once that's complete, that'll essentially dictate kind of what is going to be—that will set the—the parameters on what could possibly go there. Like the maximum standards of—of saying, hey, this is what—this is the total land. This is the total environmental impact on this thing you can have. **Jon Radermacher**: I—it's very broad, so I—I struggle to find a specific example. Um but the water consumption and use—that will likely be dictated by the city in ter—in determining what do we have capacity for? If we don't have capacity for that, how are we going to increase that capacity? Um you know those are [46:06] **Jon Radermacher**: things that—because we'll be providing that to them. We will want to be able to say this is what we can do. Yeah. Um so in a—in a way right now we're kind of in a phase of—we kind of—we don't know we don't know. **Chris Nobach**: Correct. **Jon Radermacher**: And that AUAR will clarify a lot of that to where then a little bit more working together with them saying, "Hey, this is now what we do know. This is what we know, what you're looking to do, and this is how we're going to mitigate." Yeah. So, so I—I would like try to use the example of say like this development project we just talked about with hardwood. This is very similar to that. If it was a—if it was like the total end user coming in and saying, "Hey, this is what we want to build and this is how we're going to use it." We'd be much farther along in these conversations. tract is—is their developer. They're serving in the—in the—in the purpose of we're acquiring this [46:53] **Jon Radermacher**: land. We're going to the city and the jurisdictions in which have the decision-making authority—the state with the AUAR process and all that. We're—we're going to prepare that and say this is what could—it could be. So when hardwood was bought like you know—and it's a field and there's nothing out there—you still have to study it and evaluate and figure out what are the things that you could do here like not—and within the confines of the rules of the jurisdiction in which you're putting it in. So that's—that's a big part of what's—what we're trying to determine and say, "Hey, this is what it can be." And hopefully by the end of it, we've said, "Hey, this is what we're comfortable with as a—as a community and—and what we're willing to all lot and allocate because it is—it's going to be [47:39] **Jon Radermacher**: significant resources, but it's a significant impact to our community in terms of investment and jobs and tax revenue and other things like that. But we also don't, you know, we don't want to lose control of—oh, we have to give everything away just to make this happen. Like, I don't think that's a good thing for our community. So, that's where—that's why I just want to be clear of, hey, this is our process. Like, we know where the decisions are made. We know we have adequate time to evaluate those decisions. So, you don't feel—last thing I want is by the end of this, somebody's up here saying, "Man, I feel really rushed in this. I don't know what I should do because I—I need more time." Um, you know, and so that we have the luxury right now of planning out that time. So, I'm trying to—trying to get us prepared for that so that in the end when we're all done and track's all done, they can go and get prepared the lot for their development that it's attractive to some sort of end user that's going to have a long-term—end user or end users that are going to have a long-term success in our community with this project. And it's a benefit to all. [48:46] **Laura Qualey**: Other questions? Yeah, Laura. Um, and if I can just add on to what John was saying and to Chris's point too is that, you know, with the work session, you know, the—the idea is to make sure that all of you feel educated um, and in the loop on everything so that when you do have the public come to you and ask questions that you feel that you at least know where you can turn them to for information, whether it's the website, um, Chris had also asked about um, an FAQ about the project and any of the comments that come in um there's uh we do have a link on our city website about the technology park. Any of the comments that come in need to become—they need to come in written form and any of the questions that come the [49:34] **Laura Qualey**: FAQs will be um created based on questions that the community has. So, tracked will then create um they'll—they'll answer those questions and then create the FAQs from that instead of just a blanket statement that would just be a broad hey here's just what you know data centers are about. It would be more about like hey if they see a common theme that is you know a repeated question that comes from our community specifically through the you know through the info at um email then that's what they'll create those FAQs then those will be on our website then so um but I think that that's what that work session will help u making sure that you [50:19] **Laura Qualey**: feel that you know how to answer some of those questions and or know where to turn them to to find those answers. **Jon Radermacher**: I would say that's not the last work session. And if there's like just questions about the process, like we can—we can deliver those in FAQ forms too. Like okay, how does a—how does a annexation work? Like how is the annexation process going to work? We're still kind of in the unknown uncertainty because there's some negotiation that needs to happen with the townships in—in terms of that process. But as those get developed and those questions arise, we—there's components of that that aren't just tracked answering them. They're there going to be stuff that impact the city and we'll be prepared to answer that. [51:01] **Laura Qualey**: So the FAQ is not just the you know—the developer the buyer—it is also our city responding to frequently asked very determined. Yeah. Determined on what that question is. Yeah. **Jon Radermacher**: Because I don't think tracks in the position of answering the question well how does an annexation work for Canon Falls? Yeah. And what's the effect? you know, how can we handle a water thing or whatever. **Chad Johnson**: Other questions from commissioners? I'd like to say thank you, John, for doing this and for keeping us informed and the transparency and all the stuff on the website and for Laura for your help, too. Um, anything? Uh, one thing I'd like to say before we close tonight is, you know, Zach is not here. He has resigned and uh although belatedly offer him our thanks for working with us and for the fine job he did. [51:59] **Chad Johnson**: Any one else have anything to share? **Chris Nobach**: Motion to adjourn. **Isaac Naatz**: Second. **Chad Johnson**: Who did the first? Oh, I'm sorry. You you moved. **Chris Nobach**: Move. I'll move the motion. [52:14] **Isaac Naatz**: Second. **Chad Johnson**: Second. All in favor say I. **Group**: I. **Chad Johnson**: Opposed? Nay. You can stay all night. We're done.