Well, it's more or less 4:30. So, we'll begin our Planning Commission meeting for the month. We have quorum, so we can get right into business. The first item that we'll attend to is approval of minutes. There are two sets. The first is from May 28th.
Have we all read them and are we okay with them? >> Yes. >> I see shakes. Yes. Anybody move to approve? >> Motion to approve. >> You have a motion to approve. Do you have a second? >> Second. >> And a second. Everybody in favor say I. >> I. >> Anybody opposed? >> [clears throat]
>> Okay. We'll take a look at June 25th then. Same thing, everybody read them? >> Yes. >> Yes. >> Everybody good with them? >> Yes. >> And a motion. >> I'll motion to approve. >> Competition. All right, we have an emotion. Do we have a second?
>> I'll second. >> And a second from Kate. All those in favor say I. >> I. >> I. >> Anybody opposed? Okay, so we can move on to our other business items. We have the first of all, we have a public hearing. We've been working on an ordinance amendment, so John, is that yours or
David's? >> That's mine. >> All right, John. >> Uh good evening everybody. Uh this is actually the third time we're talking about this particular item. So, um we have the entire staff report, but I'm going to summarize it quite a bit if that's all right with the commission.
>> Please do. >> Okay. So, this is a public hearing to amend section 4.7, the medium density residential standards uh found in appendix A, the zoning ordinance of the city code. Um the applicant is the city of New Ulm.
Uh the planning commission at their May 28th, 2026 meeting and then June 25th, 2026 meetings meeting had considered possible changes to the development standard found in section 4.7 um the medium density residential district,
also known as MDR. That matter was discussed at the planning commission um at the May 20 28th, 2026 meeting. At that time, the commission recommended that we research it further and then bring it back to you. Uh we did that and brought it back to you at June 25th and then at that
meeting, uh the commission recommended that we draft an ordinance and present it today at the July planning commission meeting. Um [snorts] so what is uh actually going to be happening is section 4.7 will be
amended, in particular in section 4.7, table 411, the development standards would modify the current standard in column four from 3.8 units per acre to now read three to eight units per acre to now read three to nine units per acre.
This would also change the minimum lot area per dwelling unit from 5,500 square feet per unit to eight 4,804 40 square feet per unit. What I have up on the screen is um a
section from the zoning ordinance and an actual actual table 411. And what is crossed out or lined out is what will be removed and what is underlined is what will be added. Um
if this were approved. Um the reasons for this change were as follows. Decreasing the required land area would bring the zoning regulations closer to the comprehensive plan guidelines. Uh New Ulm's lot area per dwelling unit
in the R3 zoning district is significantly higher than other similar communities researched by staff. >> [snorts] >> Um the comprehensive plan was adopted after a zoning ordinance was approved and is and its recommendations may carry greater weight in consideration of this
matter. And even if the requested lot requested lot area were decreased to 4,840 square square feet per acre, it would still have priority over the column Sorry. Forget that line. What we did at the
last meeting was we're now actually matching the column heading with the required land area per dwelling unit. So there isn't any discrepancies. Um public hearing notice was published published in the New Ulm Journal on July
13th, 2026 and today the staff has not received any comments from the public on this zoning amendment. Um The amendment is being proposed uh to better align the zone zoning ordinance R3 medium density residence district
standards uh with the recommended land area um amount found in the 2024 comprehensive plan. Um [snorts] we do have four attachments. Um We do have four attachments with the staff report. Uh the first is
the zoning ordinance draft zoning ordinance, which is up on the screen. Uh Second is the medium density residential standards found in the comp plan. And then we have the community comparison again is attachment three.
Um and then lastly we have attachment four, which is the staff completed findings of facts. Um So, the planning commission uh needs to consider um if the proposed amendment complies with the review criteria found
in appendix A uh the city zoning ordinance and then also um are there additional or fewer requirements the planning commission would like to see incorporated into the amendment. Staff would recommend modifying table 411 of the medium density residence district of appendix A
um to change the standard from three to eight units per uh per acre uh to three to nine units per acre and then also change the minimum lot area from 5,500 square feet per unit to uh
4,840 square feet per unit. We also have uh two motions, one to recommend approval and one to recommend denial. And that would conclude the staff report. >> Thanks, John. Do we have any questions or comments?
>> I've got a question. I should know this, but what >> [clears throat] >> what is a single family attached? What does that mean? >> Single family attached. >> Attached? >> Yeah. >> Twin home. >> Okay. So, simply that's two and then multiple family is three and above?
>> Yeah. >> Got it. >> Well, an attached could also be three, four, five units in a row. >> Yeah. >> So, like a row housing. >> So, essentially single family attached just means it's it's a grouping of single family homes
that are all attached. >> Right. >> Oh, could be a town home then or >> have a shared wall. >> Got it. Okay. And multiple family then is is more we would think apartments or something? >> Yeah, where you have floors. >> Got it. >> And
the single family attached is just one one level and it spreads out this way. >> All right. >> Whereas apartment we're going like that. >> Got it. Okay. >> [snorts] >> So, as I understand it this this gets us
closer to being consistent with the comp plan and it is sort of the smallest step we can make so that we're not being we're not exaggerating the the change, correct? >> Correct. >> All right. Do we have any other questions or comments? >> We had any more written or oral comments
from the neighbors or anybody? >> We have none. Have we all read the findings of fact? >> Yes. >> Yes. >> Do we agree with them? >> Yes. >> Yes. >> Yes. >> Okay. I think then if we don't have any other questions or comments, we're ready for a motion.
I'll I'll move that we recommend approval of the ordinance as we find it in our packet. >> Second. >> We have a second. All those in favor say I. >> I. >> Any opposed? All right, that passes. Where does this go, John, next?
>> this will go to um next Tuesday City Council meeting for their first uh for their first reading of the ordinance. And they'll have it another reading after that. And after the second reading, it would go into effect 30 days following publication of the ordinance.
>> All right. Uh I think we're ready then for the next item. It is a plat to consider the approval of final plat of Oak Bluffs 11th Edition. Who's reporting this? David? >> I'll take this. >> Okay. >> just want to note that there have not
been any changes to the plat since you um last um considered and sought um at your um um June meeting. So, I'll maybe
abbreviate things uh somewhat. >> And can I also clarify the We no longer have any variances necessary. They both all the lots meet all minimum requirements. >> That's correct. >> Okay.
>> So, the applicant uh is M&D Properties LLC. They also are the owners of lots two and three or the proposed lots two and three. And Dale Bouchard is the owner of the
proposed lot one. So, we have two owners and we have three lots. Current legal description is uh lot one and two, block one, Oak Bluffs 10th Edition. Street address is uh 1444
to 1438 6th North Street. Council approved the preliminary plat at their July 7th meeting. Property abuts North Island Avenue on the west and 6th North Street on um
south. Um this is a medium-density residential area. Um surrounding uh this particular site, uh our comprehensive plan designations um
uh we have low density to the north, we have medium and high density to the east, we have public semi-public uh south, and we have low density residential commercial to the west. Um as indicated, the zonings are three.
Um surrounding zoning is R1 to the north and to the west. We also have R2 to the west. The south, we have institutional other, and to the east, we have medium and low-density residential.
Um current site use of the property is vacant. Um current area uses to the north, we have twin home single-family dwellings, to the west, single-family dwellings, to the south, we have the New Ulm Diocesan
Center, and to the east, it's vacant, and then the Way of the Cross is uh behind that a vacant personal property. No notice is required, and we have not received any public
comment to date. Um utilities are located in both North Highland Avenue and 6 North Street to serve the property. And one set of services has been extended into the future lot three,
which means and this will come up under the conditions um the um applicant is uh going to have to pay the cost to extend utilities into lot two.
Our comprehensive does not recommend a plat for the area. Total area is 1.62 acres. We're converting um two lots into three lots. Twin home is planned for lots two and three, single-family dwelling for lot
one. And current zoning requirements for a twin home and single-family lot in an R3 zoning district are provided in the um in the box. So, the first is for twin homes, the
second is for single-family. Um all three lots meet the required development standards. I'm not going to go through them uh individually. Um there is no parkland dedication fee required since it was originally paid in
2000. The attachments include the final plat, the site location map, the zoning map, the existing plat of Oak Bluff's 10th addition,
and ground-level photographs of the property. Staff would recommend approval. Um we have it says preliminary plat, it should be final plat with the final following conditions.
One is pay the uh platting fee of $290. Two is to provide an electronic file of the plat in AutoCAD 2016 or newer format. That notice has been provided to the land surveyor. Uh three is provide appropriate easement
areas in addition to those shown on the plat. It was not necessary to add any additional easement areas. So, what is on the plat is considered adequate. Uh number four is lot two will pay the utility
connection charge for a new lot of $3,000 for sanitary sewer and $3,000 for water main as found in the city's current fee schedule. Uh that payment would be due at the time
of um applying for the building permit. And then we need to revise the development agreement for the subject property. Uh the last time we had a a development agreement, that one was dated June 26, 2023, so it's not that
long ago. But we're adding an additional lot which necessitates um the new agreement. I did uh forward some information to the city attorney for his review and hope that that's sufficient
for him to prepare a um new um development agreement, but we'll have to wait and see how that that goes. And then two motions are provided, one to approve and one to deny. That would conclude the staff. >> Thank you, David. Commissioners, do we
have any comments or questions? >> Pretty straightforward. We've been down this road before. We have it on the opposite end of the block as well, so. Nobody else has anything to say. I offer a motion to recommend approval with conditions the final plat of Oak Plus
11th Edition. >> We have a We have a motion and a second. All those in favor say I. >> I. >> I. >> Anybody opposed? All right, that passes. And there's nobody here to explain where it goes to next, so I guess we don't need to do that.
>> It um goes to the city council for a public hearing which is held the second meeting in August. >> Okay. Do they have to have the the development agreement in place and signed by the when they have that hearing or can that happen later?
>> That can happen later. That's typically been our approach that we will not sign the plat >> Right. >> until the development agreement is approved and signed. >> Okay. Uh we are now to
the agenda section that has reports. The first one is city council decisions that concern planning commission matters. >> Can you may remember at last month's meeting I left the agendas upstairs which was not helpful.
So I'm going to start with June 2nd. And at that time uh they approved with conditions the rezoning of the property that was owned by Adam and Shannon Wells.
That was from EOS to R3. So that was where M&D Properties was going to build their um um apartment complex which consisted of um which will now consist of 16 units.
Um and then second item is they had second consideration and adoption of an ordinance approving the annexation of property um for the New Ulm Airport. We have six
parcels there. They are all very small. But it is total of 25 acres that will be annexed. Um at the June 16th meeting um
the council declined to accept a um a grant from Minnesota Department of Natural Resources uh for the um um shooting range out at um where we have um
our um uh I think we have two different types of uh shooting opportunities out there. Is that Yeah. And so, they they returned it and it was $100,000
and and the reason was that the um they required Davis-Bacon wage rates with that money and uh that may be a new term to you, but what what that is is it's uh federal
government set the minimum hourly rate for each type of work position that uh takes place with the project. And if you've never dealt with them as a contractor,
it's something new and it's something that can be um difficult to to work with. Uh One of the things that always happens is everybody that um works on the project, their salary is elevated from what they
normally would get and I To this day, I've not been able to figure out how they decide what the rates are supposed to be, but uh they're always higher anyway. The that effect
uh resulted in very high um bids that we received and the council denied, you know, the bids and decided that the grant just wasn't worth it. And so, they sent it back. Um second thing and this This not um
related to anything the planning commission does, but um council's decided that um for municipal elections, that if we have to have write-in votes, that um
an individual that is seeking election has to uh I guess come to city hall and file a written request with the finance director uh no later than the 19th day before the
election. So, they put into place some type of uh uh structure to handle these types of situations. >> Mhm. >> We do have a situation in
Larry's what ward four? >> Ward four, that is correct. >> Does not have um anybody to run at the present time, so it will be a write-in that would be elected to that position. Highest. >> Yeah, that'll be interesting. >> Yeah.
>> So, so does that mean if if someone has not made that step to visit the city hall and they're and they do get write-in votes, they'll be they'll they won't count? >> Um the way this reads, no, they they
will not. >> It's actually the the secretary of state put this rule into place and it's just if you come in and and file with the city as a write-in, you'll be listed as write-in so-and-so versus actually being
a true a true write-in where you're writing down the person's name. So, they'll actually be listed on the ballot, but as write-in. >> Oh. >> It's going to help the election judges because now they're going to have to go through it by hand. >> Sure. they could say "We got Charlie
Brown or Mickey Mouse." >> Right. >> etc. >> Got it. >> You know, on those. >> Mhm. >> Just, you know, I mean, I had a lot of people I had people that said that they were going to file. Nobody did. >> Mhm. >> And then, I had some people contact me. I said, "If they write me in, I'll assess."
>> Okay. >> You know, there were serious people, but >> Right. >> Not Mickey Mouse. >> that stepped up and asked about it, but then they didn't take the initiative to file on time. >> Stuck with it, then. >> I'll serve it >> [laughter] >> if someone gives me a vote.
>> Okay. >> At the um July 7th meeting, they approved uh the preliminary plat of Oak Bluff's 11th edition, uh which we just talked about. Uh they conducted the second
consideration and adoption of ordinance uh 26 113, and that was the rezoning for the Wells subdivision property with with M&G properties, and they um
received a petition for the vacation of 11th North Street from North Front Street to the DM&E Railroad. So, it's about a half a block. And if you notice, um
going down Front Street, that um the property adjoining this parcel, they've taken out all of the trees, and so, we're anticipating some type of development to take place there, or you
You haven't seen anything yet. Okay. >> Is Is it enough property to do anything besides a building, or is it an Okay. >> Yeah, there are three lots there that um the individual who petitioned for the street and so
the street vacation you know pick up 40 ft. >> Mhm. >> Which you know where we come would that add up to again? 13,000 sq ft. >> Total, yeah. >> Yeah. Um at the July 21st meeting
um they um offered a resolution approving the plans and specifications and ordering the advertisement for bids um on Junior Pioneer Park water main crossing project.
And they set the bid opening date for um August 26th. So basically if I understand this correctly they are going to connect the water main that is located in Cottonwood Street
with water main that is located at in the vicinity of uh Junior Pioneer Park. And um that is to improve the water pressure in those respective areas. Um
they also um agreed to submit the um grant application for Paul Nyers. And uh Mr. Nyers is the owner of the property at the corner of 3rd North and Broadway.
The cross >> 3rd North and Minnesota Street. >> What? Minnesota Street, you're you're right. Um it's across the street from Wells Fargo, former Wells Fargo Bank and George's um and it's
his intention to um instruct the um hotel there. >> Do Do you know if the intention is to tear down that building or >> No, the buildings would remain because uh a piece of financing for the project are
historic tax credits. So, he would restore it what is there to It's um bridge of condition. >> So, so which it this is south of Georgia's or >> South of Georgia's.
>> Okay. All right. Got it. >> where the former the Kaiser former Kaiser off would be part of this. >> Okay. All right. >> Um and then uh
they approved the uh designation of the pollinator park and natural resource area as a city park. Before it really
had no standing. Um and now it is an official park that the city will be responsible for. That would conclude um staff report. Um
couple other things real quickly. Um one is that um staff continues to work on the um additional uses for the B3 zoning district. Uh
And that ordinance is in the process of being written. That was for bigger buildings that is that are having difficulty um finding occupants. Um and then um secondly uh you may not
know it or not, but um the planning you may not know it or not, but um, the planning uh, entity that um, uh, makes decisions about the airport. And
specifically it has to do with um, zoning and variance types of decisions. And so this was all part of a um, ordinance that was adopted in July of 2022.
Um, and your official title is uh, the board of adjustment. Um, and I anticipate a first meeting of this group uh, sometime in the next 2
months. And the reason that you will be meeting is at the present time we're constructing a new crosswind runway. And as part of the project they had to close
the existing crosswind runway. Well, existing crosswind runway had safety zones on either end of it. And so now they want to change those safety zones they want to eliminate the safety zones and then assign a
zoning classification to that property that would fit with our zoning ordinance. And so that is something that comes before this group. That would uh, complete
report. >> Do we know if that will be in August or September? Is it unknown at this point? >> Um I don't know that a specific date has been set. Um the city attorney was asked to prepare a
kind of a schedule for how this is going to occur. So, this is in his hands at the present time. >> All right. But, Dave, just to clarify, we're we're anticipating that the commencement of that board will be
at either during the planning commission meeting or immediately following. So, when it wouldn't likely be a separate day that you all would have to be here. >> It It probably will be a special It'll It'll follow the planning commission
meeting. It has to be separate because in essence, you are a separate body. >> The planning commission will adjourn and then we'll >> Yeah. >> Okay. FYI, in August, I will meet I will miss that meeting. I will be in North Dakota with my in-laws.
Um so, if we have any latitude, uh it would For my For me, it would be good to go into September, but if we don't, this guy is perfectly capable and happy to do it. >> [laughter] >> All right. Is that it? Okay. >> [laughter] >> I see that I would move to the must be a
heritage preservation >> Yeah, we had a design review for the chamber building. They put in a new door system leading up to the new apartments that were created above above the chamber office, and that went through. >> Are they in already or did the design was approved?
>> Uh the >> Just to >> are The doors are in already. Yep. >> Okay. All right. Is there anything else? Anything not on the agenda? >> Well, I'm going to just maybe ask staff if we I've getting a lot of residents asking
about our ash trees. You know, are we going to come up with something if they don't do it or they fall over or What's our >> Well, the the next DNR grant literally came out this week. So, we can apply for the that again, but I think we've kind
of made made the point that we're not likely to get another DNR grant. Ash board is is across the state now. When we got in the first two rounds, we got a grant. So, the odds of us getting it again are probably very small, but we'll apply. Um
>> Do we have the same thing going on there with wages and is since the city in our grant? >> No. >> No, different program. >> No, we were um different program. This program is was really actually quite simple. Um we It
is kind of staff led. So, we we marked the trees. Um we get bids for the contractor and basically whoever has the lowest bid for removing this large sum of trees um gets the contract and >> [snorts] >> um and then there's another company
typically hired to replant them. And that it's real straightforward, real simple. >> Okay. >> Um >> Those were all for trees on city property. Right? >> Those were all for in the boulevard. >> In the boulevard. >> Yep. Yep. Yeah, we couldn't do them in private yards. No.
>> Mhm. >> Not that time. >> Do we uh have a count or an estimate of what's left within our community? >> We do. Uh I don't have that number off the top of my head. Jeff Anderson from the engineering office does. I know he has an accurate count on the number in
the boulevards in particular. Um But we're get we're actually getting down there quite a bit on the on the ones in the boulevard that are left. >> And the state's taking care of their boulevards? >> They're going to be. They're supposed to be.
Typically, they do that in the winter because along especially along South Broadway, there's a bunch of dead ones. >> Okay. >> Yeah, and we you know, for residents we do provide um partial reimbursements for the removal of those trees in the
boulevard or if it's on their private yard, it's just um you can get more when it's in the boulevard than in your private yard. And then if it's a boulevard tree, we'll also provide a reimbursement for replanting a new tree. >> Sure. Thank you. >> Yeah.
>> Do we have anything else? I think then that we are ready to adjourn, so we will do that. We're adjourned.