Okay. Thanks, everyone, for coming coming to today's meeting. We'll call this meeting to order, and welcome to all of our guests. So thank you for coming, spending your time with us tonight. We'll go ahead and start with roll call. Bruce? Bruce West. Lisa Kildee. Mark Sloan. Mike Raider. Cassie Laird. Chad Olsen. And Peyton Mastair from staff. Thank you. And, we have the agenda approval on the next. Is there a motion for the agenda approval Or any changes? Motion to approve the agenda. Okay. We have a motion by Bruce. Is there a second? Second.
And a second. All those in favor, say aye. Aye. Opposed? Alright. Motion passes. Onto next item on the agenda is the approval of the minutes from 02/04/2026 planning commission meeting. I'll move for approval. And we have a motion by Mark. And do we have a second? Second. And a second. All those in favor, say aye. Aye. Opposed? Alright. Motion passes. Next on the agenda, we have public hearing five a. Okay. So we have the rezoning of parcel ID 52.3250.001,
Block 4, House 6 sixth edition from r one residential, single family, and limited two family to r three residential limited multifamily. And I'll go ahead and open the public hearing at 05:31, and we have a staff presentation. We do. If you would like, madam chair, if you wanna introduce both of these items, five a and five b Certainly. Make the public they're similar enough that we'll just do one concurrent public hearing since they're both intertwined with each other. Okay. So we'll add that to the, public hearing is the five b medium density residential planned unit development,
three twin homes planned unit development along 7th Street Northeast between Clay County Ditch 50 And 4th Avenue Northeast. Parcel ID 52.3Dash325.001, Block 4, Hogg's six edition. Property owner, Steve Optrill and Rick Halverson. Applicant, Zibarth Construction LLC, doing business as Zecon. Alright. Thank you, madam chair, for opening up the public hearing here. And so last month, the planning commission discussed in some detail about this potential development.
And again, there's two different element that's being reviewed this evening. There's the rezoning request, which we'll tackle first and then also the PUD application that has been filed for review. Both of these will go before the city council at the next step. But for today's purposes, this is when the public hearing be held on this specific item. So on the zoning side of things, we have our subject parcel of land here just off of 7th Street
Northeast. And if the planning commission will remember, this is a tract of land that was identified when we were going through our future land use map and the comprehensive planning process, to readjust the designation of it from low density residential to that medium density residential designation. So pretty straightforward in that sense. So the sample motion that's provided in there when we get to that point provides for, an alignment with the Dilworth comprehensive plan.
I don't think I put that in there. But in effect, it's just the the orangish color. And and that was done in part to be that buffering transitional piece component from the manufactured Home Park zoning district up to the single family residential. And, yeah, and that was something that was discussed through that whole process. So I don't know if you have any more questions related to it. That part's pretty straightforward, we'll say, and it was something that we had discussed in previous meetings. With respect to the development itself and,
again, getting back to the zoning, that would go from an r one to an r three based upon the future lane use map. But back to the, the twin home development itself, the applicant who is here this evening, and we'll speak to it here momentarily, you know, looks to have three separate twin homes here on this lot, so six different housing units. And so it's also going through what we call the PUD process, which a PUD process, plan unit development, is just a fancy way of saying that we have a unique characteristic style development
going on a piece of land. So sometimes those things go outside the normal bounds of what a zoning district would call for, whether it be density, size of the development, maybe the setback requirement. So in this case, we have a we'll call it like a wonky piece of land. Right? So this faces on a traditional home that you would see, a home would face to the street frontage. Right? So on 7th Street Northeast, that's not really practical in this case. And so the development proposal this evening has the Twin Homes development facing to the
north here. So, again, just more unique and characteristic across the line there. Here's the subject. Land, you know, took liberty. I went out there and melted all the snow away and, put down some grass and got this photo earlier today. But now locating the side, this is, yeah, with the land where the subject of land. And as you can see, kind of the biggest thing, you know, physical wise that you notice right here is Clay County, the Ditch 50, the Watershed District, which is the owner of the property. We do do maintenance on it,
which means we just go out there and mow it really along the ditch line. And, so as part of this whole process, we did wanna make sure that we're checking in with all parties, and we did we actually had a meeting with, an official with, the watershed district, and they have no objections to it. Really, their only thing is just ensuring that it remains out of their right of way, which on the site plan, it it's, well, a little hard to see, but the property line, does not the the building itself is not encroaching upon where the,
the the right of way is, which is a 100 foot defined right of way. So from this general point, we'll say running across here and another 100 feet to the other side across the Stitch. That's the Watershed District's right of way. And it'll be a similar alignment to yeah. There's a better angle of it right here. So you can see these back up right to the property line. Again, they have no objections just as long as it's not encroaching into the right of way. So along with that too, we wanna make sure there was no drainage concerns that they had being right there. And again,
nothing that so usually for any stormwater provisions, you don't get into putting it into other underground structures. So think of like a retention pond or something like that until you're disturbing over an acres worth of land of impervious surface. We're not the the lot size isn't even the point nine acres, so we're not getting anywhere near that. So there is surface drain drainage that's gonna be on this lot, and let me get zoomed in here. So at this general point,
right around in here, and I'll get zoomed in on it. You can see there's a high point, so it'll shed the water, you know, taking it from, you know, this point right here. Some water will be going back to this direction. Other water will be heading to this direction. That was also reviewed by our city engineer to ensure it's in compliance with everything, and he was, completely fine with it. So a few other things that I wanted to discuss that's on this reflective site plan from different from what you've seen earlier or or that was discussed since then.
You know, I I mentioned about the fire department. So we always check with any development from a public safety standpoint. Police department, no issue. The fire department, the chief would you know, in an ideal world, you know, you would have a nice big turnaround at the very end of the development down there. That's physically just not possible given the constraints of the lot itself. So in so what is being proposed instead, what, the chief had requested is to have a hydrant located.
So right now, you can see we have this existing fire hydrant out here. So if a fire breaks out at the far end, this hydrant is gonna be useless or very challenging to get back to. So now we're gonna there's a an approximate location here for a new fire hydrant that would be installed to ensure that there's adequate, you know, coverage there for any future development or any fee any future, you know, disaster fire disaster that may occur. And along with that, you you know, he did you know, he just asked about on street parking.
This does reflect a 25 foot drive aisle private drive that's going through there before we even hit the, individual driveways through there. There will be no parking signs. They'll be required to be put in as part of this development as well, and that can be, you know, part of a condition of the permit itself that's being issued to ensure, again, if any public safety vehicle does have to get back there. You can see on here as well a privacy fence that we've requested to be put along,
this front, or I guess you call it a side property line, however you wanna define it right there. So if we're looking at the aerial or this image, so a property privacy fence that would run along through here. Some of the homes have fencing already. Some do not, or a chain link fence, whatever it may be, but this just provides an adequate, you know, additional level of screening through there. In addition, we check with Fox Sanitation because we didn't know at first if we're when looking at this, if they require some type of communal, like a dumpster facility towards the front of it,
they felt with the design of it currently or how it is right now, they feel ample you know, there's ample room for them to get their normal truck in there. So it can have their typical tote level service where they're doing the the tipping that you see when they're going down the street. So no issues at all with that. There will be a separate agreement that they would look to execute with the landowners themselves just to ensure, like, if there's any ever any damages or something that can fall back on them. That's nothing that really concerns us,
this evening. And let me see. Yep. Yeah. The units themselves about 1,400 square feet in size, you know, and have to meet all other city regulations. But, yeah, beyond that, I feel, like we've believe we've hopefully covered as many bases as we can with all of this. And I don't know if there's anything else that I'm missing right now. Yeah. I mentioned the zoning. So, yeah, I don't know if you have any questions for me that I can help clarify. You know, we covered a lot of this in the last meeting with the conceptual
layout and plan, and so they did make a few tweaks and adjustments to it that we've requested them to. I have a question, Peyton. Is the fire hydrant that's currently there gonna be staying there? There's just gonna be one added? Correct. Okay. Thank you. And then, it says the the site will be fully surfaced. So is that Yeah. Just mean, like, surface level or surface, drainage on paved. Okay. Yeah. Bruce? It is compatible, I guess, with all existing utilities and all that good stuff. We looked at it like it. So Yeah. We had our city engineer review that from a certain water perspective,
make sure everything's there on-site, and, actually, things, run to that property already. So, yeah, it's already served. Any further staff questions? Otherwise, we will move into the applicant presentation. Okay. If the applicant wants to come forward, we can move to the applicant presentation. Sure. Lance Ziebarth with Ziebarth Construction, working in conjunction with the current landowner, which is, Rick Halverson and Steve O'Bertrell. They've owned this land for many years and just we were looking for and they were as well looking for a place
to do some just infill smaller project of some lower cost, housing. And these would be they're only 1,400 square feet. They'll be slab on grade units without basements. So pretty, again, lower cost entry type units could be for retired folks, whatever it happens to be. But that's our plan is to put really affordable ones in there. As Peyton said, and thank you for the presentation, of the facts there. The utilities are there, so, there's no extra burden on the city or no specials that will be attached to
that. We'll be able to just tie right into what is there. As far as the lot itself, there's very little specials now. We'll spread those against the units that are there, or else just pay them off and include it in the price, but so you won't have a specials burden on these units, which will help them be more affordable as well. What shouldn't affect, anything neighborhood wise as far as specials again because all the all the utilities and street work, is there anything where we break in an approach that that'll be paid for by us as well as the private drive will all be paid for and included in
the development. We from our standpoint, we look at it too as though, you know, we're looking at the single family just to the north, and then we've got the manufactured home to the west. Seems like a really nice transition to have some low density multifamily in between those. And, it's just just a nice info there to to utilize that piece of property. As Peyton mentioned, we've we've, checked with the fire department and, have agreed to put in that hydrant to cover this the, public safety issue there.
We're good with the sanitation department. We'll also have, for the private drive, there will be a, there will be an HOA for the development that will cover snow removal and possibly, lawn care, you know, site care, if that if that if that works well for how the development's set up. But there will be there will be an HOA for the snow removal in any of the, maintenance that has to happen that's that's shared prop shared access. So that's kinda how we're putting it together.
Do you have any questions? Any questions for Lance? Yeah. So the plan is to sell each of the six units individually? That would be our objective, is to sell. We won't We won't make that exclusive. Let's just say we're struggling. We can't we're going to build them all six right away to lessen the impact. We don't want to be trying to get by on that narrow lot to ones in the back or likewise to the front. So we'll build them all six, get them all completed, try to presale as many as we can, and then and then have them for sale in the event that,
they're not moving like they have to. If we have to rent, you know, to make the financial part of it work, we will. Ultimately, it would be to have them be sold and be single family units. So Yeah. If sold, would the potential owner be able to rent this property, or would it be Interesting. I hadn't thought about that in any covenants or anything, but that's certainly something we could consider is having in the covenants that once that once it's passed their initial ownership. Once it's passed, then that would be it. Yeah. Any other questions for Lance?
Okay. Thank you, Lance. Thank you. Appreciate it. Okay. We will open up the time to speak if anyone wants to speak in favor of the application. You can come forward to just ask anyone that wants to speak just to come forward to the podium so we can catch your, voice on the mic. K. Hearing none, we'll go ahead and move into if anyone wants to speak in opposition to the application. Okay. Hearing none, we'll move on to, close the public hearing at 05:47PM and, we'll go into planning commission discussion. Questions, discussion, initial thoughts? So,
Peyton, just a summary. The first is our rezoning, and then the second is the approval of the PUD. Correct. Thank you. So I guess we can take, individual questions. We can take individual we do have individual motions, I believe. Seems like everything was fairly, similar to when we reviewed it at last meeting except for the additions and changes. Any questions? Or if not, we can entertain the motion as suggested in our packet. Or Madam chair, I have I have a couple of questions Yes. That are there maybe maybe just more policy questions that I'm I'm not aware of
as as we work these? Because I've, and I'll start off by saying I think that's a great idea. I just wanna know some of the functionality. And when we talk about the screening requirement, you know, when we when we build that fence, I think that's fantastic. How do we clarify the responsibility of that fence once, individual ownership has taken place? Because we we see sometimes it's falling down or, you know, nature's, you know, fair wear and tear that nature. Like, will that be outlined in, like, the HOA? Or is that also, like, something that the city needs to be aware of or or monitor?
Or is that outside of our scope? I would say, generally speaking, the well, I would assume it's gonna be something that they handle as part of their HOA, but, yeah, that's really outside the bounds of what we would get into administering just like it on any person's single family home lot. That said, there are, certain fence standards that we require, that we've had to deal with before, like, if something is there there are some ordinance, things covering that, though. Right. And I and now we I know we went through extensive conversation about fencing and
screening at one point. And that and that's kinda why it prompted my my question. That and winter has taken its toll on some of the fences in town as well. So just, again, that's maybe a policy and a procedure question. Madam Chair, if I may ask, another question as well. Yes. Again, procedurally, Peyton, like, when we walked talked to or with with Fox again, like, so Bill, is that gonna operate just like we've seen, with other private drives in town? Because I I know we have another we have other private drives in town, and there's been absolutely zero issues with with snow removal,
with, garbage removal. It's it's been I I don't know that we've had any issues for so that and this can operate the same way? Correct. That's outstanding. I guess right now, Madam Chair, those are the only questions I have. Thank you. I think Peyton and and Lance did a great overview of the plan before us. Any other discussion points? Madam chair, I'll make a motion to forward a recommendation to the Dilworth City Council to draft an ordinance rezoning parcel ID 5 2.3250.001 from R 1 residential
to R 3 residential. This rezoning is in alignment with the City Of Dilworth's comprehensive plans future land use, ma'am. Alright. We have a motion by Mark. Is there a second? Second. And a second. All those in favor, say aye. Aye. Opposed? Alright. Hearing none, the motion passes. Okay. On to the item of, five b. That motion is found within page 11, which is a little bit lengthier. And this is the one that includes all of the, changes that have been mentioned in this evening's meeting. Any questions or discussion on this?
Kind of the same matter, but I'd make a motion for the Dover City Council to approve the medium density residential planned unit development, three twin homes planned unit development along 7th Street Northeast between Clay County Ditch 50 And 4th Avenue Northeast. Parcel ID, 52.3250.001. Block 4, Hughes, fourth sixth edition. Property owner, Steve Apatrill and Rick Culberson, applicant, Z Barth Construction LLC, DBA Zcon, with the conditions that a privacy fence along the north property boundary be installed. A fire hydrant is installed on the north side of the development pending approval by
the stealth fire chief. All drainage for the development is done in accordance with the City Of Dilworth stormwater ordinance, quote, no parking, end quote. Signs are installed to keep the drive aisle, free of vehicles, and all other city requirements are met. Additionally, it is found that one, the plan conforms to the city's comprehensive plan and future land use plan. Two, that PUD is designed to form a desirable and unified development within its boundaries. Three, the proposed use will not be detrimental to present or future land uses
in the surrounding area. Four, any, exceptions to the standard requirement of the zoning and subdivision ordinances are justified by the design of the development. Five, the plan will not create an excessive burden on parks, schools, streets, and other public facilities and utilities, which serve or are proposed to serve the PUD. And finally, six, the PUD will not have a unique or adverse impact on the reasonable enjoyment of the neighboring property. Alright. We have a motion by Steve. Is there a second? Second. And second.
All those in favor, say aye. Aye. Opposed? All right. Motion passes. Thank you. Thank you. No problem. All right. We'll move on to the next public hearing, in our packet, which is six a, the setting of zoning of property located in the Southeast Corner Of Section 1, Township 149, Range 48, Clay County, Minnesota, parcel ID 52 Dot 0 900 Dot 0001, Lots 1 And 2, Block 1 Community Center addition to MU 2 Rail mixed use. And I will go ahead and open the public hearing at 06:54 and or 05:54.
Excuse me. And, we will go ahead and do staff presentation. Thank you, madam chair, members of the planning commission. So this was reviewed last meeting in some detail, not just the zoning or rezoning request, but also the plat of the community center addition that was forwarded on and got approved by the Dilworth City Council back on February, what whatever they meeting in February, February 9, I think it was. But so then, anyways, the next step for the planning commission is to do the public hearing to set
the zoning of the property. And as reviewed at the last meeting, the current future land use map shows that I think the public institutional, which we don't have a technical zoning designation of that. The RICs not RICs. The Mixed Rail District is or the Mixed Use Rail District designation that was recently created is what's, shown surrounding is what's surrounding the property and what was designated in the future land use map and the most appropriate closest use to what's being developed out there,
which is a community center. And so it falls in alignment with that. So yeah. Here's the site itself where the community center is going out out here. I think we're all familiar with the property by now. And, yeah. And so the future land use map is shown as such, and this is what the appropriate zoning designation shall be as has been determined already. So with that said, if the planning commission is in favor of this, it would like the last application would forward a recommendation onto the city council to
amend the zoning ordinance to rezone this property to MU 2. Thanks, Peyton. Do you have an applicant for this one? We are the applicant. Okay. Alright. We'll skip on to, well, any questions for Peyton or the city? Okay. We'll go ahead and move to the if anyone wants to speak in favor of the application, we'll open up the floor. Okay. Hearing none, we'll go ahead and open it to in opposition to the application. Open up the floor. Okay. Hearing none, we'll go ahead and close the public hearing at 05:58 and,
we'll go ahead for planning discussion. Any questions, discussions? I think all the information was pretty straightforward and well defined. So Yeah. It my I did have one question. Did we specifically set out? Like, I remember when we when we made the mixed use for rail district. Did this fit within those defined uses? Yes. K. Yes. Well enough, I would say. Okay. I'm trying to remember back. That's Yeah. There's a lot of different permitted uses within that. So oh, Don? Madam Chair,
body commission, I specifically looked again at the MU 2 this afternoon just to make sure, but, yes, this is a permitted use within the MU 2. Thank you. Thank you very much. Any further questions? If not, there is a suggested ash action in page 14 of our packet. Madam Chair, I'd like to make a motion to forward a recommendation of the Door City Council to draft an ordinance to set zoning of property located in the Southeast Corner Of Section One-one Hundred And 40 Nine-forty 8 Clay County, Minnesota, parcel ID 50 Two-nine Hundred Dot 0001,
Lots 1 And 2, Block 1, Community Center addition to MU Dash 2 Rail mixed use. Alright. We have a motion. Is there a second? Second. And a second. All those in favor, say aye. Aye. Aye. Opposed? Alright. Motion passes. Thanks, everyone. Okay. That's it for our public hearings this evening. Thanks, everyone, for attending. Appreciate it. Okay. So we can move into the next item on the agenda is our receive and file building permits for So moved. January 2026. Second. Alright. We have a motion and a second.
All those in favor, say aye. Aye. Aye. Opposed? Alright. Motion passes. Next item on the agenda is our project updates. Peyton? Things are still plugging along. Did a Highway 10, do various Highway 10 meetings, you know, on the design. We're getting near the point where we're gonna be doing municipal consent here relatively soon. So excited about the progress of it. So how that works, it gets to what's called a 30% design and then it goes to sixty percent and ninety percent over the next subsequent years. The community center,
we did open bids for last week, so everything is on target for construction this upcoming beginning this upcoming late spring, early summertime. So good news on that front. Had a kickoff meeting today with the subcommittee here that's looking at the zoning ordinance and starting to slowly work through it. So, hopefully, that will, you know, all come together in the coming months, and we'll be bringing something to the planning commission about it and just other,
general commercial inquiries and things that we're, you know, dealing with. Thanks, Peyton. I do have a question on the Highway 10 procedures. So we've seen the Highway 10 come before this planning commission multiple times. So, I mean, we've had a lot of input meetings. We've had input. What what point do we see what the final I mean, not final, but the proposed even would be? Yeah. And we were so, you know, to kinda go back through the process, what we, as the city, had been working on previously on the Highway 10 design was more affiliated with Metro
COG and the corridor study that was being done at that time. And from it comes recommendations that come about from it. And now it's in the state's hands as far as doing the design of said work. After they do the municipal consent, they will be doing another public hearing at the school, most likely to review sort of where they are in the whole process, get to show off all those roundabouts and other design features that'll make this, such a fun project. And also, yeah, to kind of tangent that, as an aside, we also received a threefour million dollars grant us and more and more have received
one as well for a future roundabout project on 34th Street and 8th Avenue, so at the Walmart entrance up there. So that design process will be getting going here pre and that'll probably be a twenty twenty eight project, but that's something on the horizon too. It's kind of exciting. Okay. K. Did you, so did you how are the bids for the community center? Good. Yeah. So it's really hard to explain in the sense that it's not you know, you go out and open a bid for a waterline. Line. It's like, okay. You open the bid,
rip it open. It's $2,200,000. Okay. The community center is broken down into, like, 37 different bid packages. So, you know, we've got our numbers and everything that's been open publicly read aloud, But there's different elements. There's, you know, alternates and all those other things that are kinda wrapped into numbers. We don't really know the official number yet until we can go through it and break it down a little more, and then it'll be brought to the council for their consideration that second meeting in March. But yeah. No. They came in, really well, lower than what the was estimated,
I guess, which I don't know. They inflate those numbers a little bit to make you feel good when you open them. But so it was, you know, pretty well on target there with what we were thinking it would be. Good. Yeah. Alright. K. Thanks, Peyton. Appreciate that. Alright. With that, we can adjourn our meeting. Thanks, everyone.