City Council Meeting - December 11, 2025

The planning and zoning commission convened on December 11, 2025, to review several development applications, hear public testimony regarding environmental and traffic concerns, and vote on conditional use permits, zoning amendments, and major land subdivisions. The session covered requests for a wireless communication tower, a bank parking adjustment, a senior housing height modification, and multiple applications for residential developments in flood-prone and agricultural areas. Staff recommended approval for the majority of items subject to specific conditions, while the commission addressed significant public concerns regarding flood risk, traffic safety, and the aesthetic impact of new development on rural surroundings.

Consent Calendar

• Approved the consent agenda, including the minutes of the previous meeting, with a unanimous motion passed by the commission.

Public Comments & Testimony

• Concerns regarding Cellular Tower Coverage (6C): A member of the public questioned the necessity of the proposed 105-foot tower, asking if existing coverage was adequate or if the request was driven solely by developer profitability. The applicant clarified that while some coverage exists, signal quality is poor in specific areas (indicated as "red" on maps), and the increased height is the "absolute minimum" required to provide functional coverage for a school and surrounding residential areas, as lower towers would require a second unit to cover the same footprint.
• Concerns regarding Chase Bank Parking (6D): A public speaker questioned the rationale for the requested parking increase, suggesting that the projected trip generation of 45 trips might be overstated and that the proposed spaces might be sufficient.
• Concerns regarding Zone Change (6C - 6D):
  • A neighbor at 3315 42nd Avenue Southeast expressed concern that the proposed traffic analysis failed to account for the unsafe blind curve at the intersection of 60th Street and Highway 63, arguing that residents would likely use 11th Avenue instead. They also raised concerns about limestone quarrying nearby potentially damaging wells and basements due to vibration, urging a geotechnical review.
  • David Hickmeyer (724 South Point Road) stated that the rezoning and subdivision would introduce an urban density "like a sore thumb" into an agricultural area, destroying the aesthetic appeal of the farm, disrupting wildlife corridors, and causing years of construction impacts on underdeveloped roadways and utilities.
  • Regarding the Multi Homes Development (6E - 6F), a resident at 4812 8th Street Southwest expressed fear that the development would accelerate water runoff and cause flooding, citing the 2019 flood events in the area. They questioned the project's ability to handle intense rainfall events (7-9 inches) in a 23-square-mile watershed and whether flood insurance would be obtainable for homes near the creek. They noted that a previous development in a similar flood zone had unsold lots due to buyer skepticism.
  • A resident of the Metal Lakes Homeowners Association questioned the necessity of developing in a floodplain for the first time in 11 months, arguing that the city has the authority to reject development that poses risk to downstream neighbors, noting that their own homes were built 2 feet above the base flood elevation while the new proposal risks increasing that baseline or forcing neighbors to live with elevated risk without consent.
  • Ken Murray (4802 8th Street Southwest) relayed reports from a realtor who stated that potential buyers were being advised against the project due to the flood risk and the redundancy of more senior housing, with the realtor expressing that their "conscience won't let" them sell the homes.

Discussion Items

• Cellular Tower (CD 2025-0105):

  • Applicant Position: The applicant (Horizon Power) stated the site has mature trees blocking signal and that a 105-foot tower is the lowest height that can provide functional coverage to the area, effectively doubling the service area compared to a standard 65-foot tower. They confirmed the tower would be multi-carrier compliant.
  • Staff Position: Staff recommended approval, finding the facility creates no negative environmental impacts and satisfies UDC standards. They noted the 105-foot height is necessary due to the specific location and topography, and that co-location on water towers (170 feet) is not feasible in this area.
  • Commissioner Discussion: Commissioners noted the unique nature of the request and the lack of co-location opportunities on water towers in this specific low-density area.

• Parking Management Plan (CD 2025-009 C/D - Chase Bank):

  • Staff Position: Staff recommended approving 19 parking spaces (one space per 175 sq ft) based on a Travel Demand Management (TDM) plan, noting this is sufficient to accommodate a 15.5-minute average customer visit and is consistent with other Chase Bank locations in the city.
  • Applicant Position: The applicant (Kimley Horn) confirmed the 19 spaces are deemed sufficient by Chase Bank and matched their previous proposal. A public speaker questioned the trip generation numbers, but staff maintained the TDM study was the appropriate method for calculation.

• Major Modification - Senior Housing Height (CD 2025-027 MOD):

  • Applicant Position: The applicant (American Homes) requested an 8.5-foot height increase to build for-sale senior housing on a 5-acre site. They explained the site is at the toe of a hill, and the height increase utilizes the elevation to mitigate the visual bulk of the structure while preserving open space and providing senior housing options.
  • Staff Position: Staff found the request met criteria for unusual site constraints (slope) and comprehensive plan consistency (housing diversity). They recommended approval with conditions limiting the building size to ensure it serves the senior housing purpose.
  • Commissioner Discussion: Commissioners echoed the need for senior housing in the community, noting the scarcity of for-sale options and the value of the project to the neighborhood.

• Zone Change & Major Land Subdivision (CD 2025-006 ZC, 2025-041 Plat - Victor Homes/RST):

  • Staff Position: Recommended approval to rezone 13 acres to R1 and subdivide into 37 lots, citing alignment with the comprehensive plan to expand housing stock. Staff proposed conditions to ensure compliance with utility and road standards.
  • Applicant Position: The applicant (Victor Homes) defended the project, stating geotechnical studies were performed, no blasting is anticipated, and a plan exists for utility installation to mitigate impacts on neighboring wells. They argued the area is ripe for development and the project aligns with the city's growth goals.
  • Commissioner Discussion: Commissioner Klein expressed concern about the need to recuse herself due to her personal property interests or proximity, but ultimately decided to vote. Commissioners noted the need to address roadway upgrades for future phases.

• Shoreline Protection & Subdivision (CD 2025-SBP, 2025-042 Plat - Multi Homes):

  • Staff Position: Recommended approval for a shoreline protection permit and major land subdivision for 300 homes. Staff confirmed the applicant is compliant with the 25% impervious surface limit (proposing 22%) and that a stormwater management system would mitigate downstream flooding risks. They noted the DNR is working on a separate creek rehabilitation project.
  • Applicant Position: Holting Homes Minnesota presented the project as an age-restricted "Dell Webb" community. They explained that the floodway will be separated from the development and owned by the city/DNR, and that their stormwater system is engineered to handle rainfall events far exceeding current standards to prevent downstream impacts. They highlighted the need for senior housing options.
  • Commissioner Discussion: Commissioners addressed the public's fear of flooding and the 2019 events. Staff clarified that the new FEMA LOMR (Letter of Map Revision) was based on modern data and that the project's drainage system is over-engineered to ensure safety. Commissioners noted that while the project meets city codes, the commission has the authority to deny development in floodplains if deemed necessary for public safety.

Key Outcomes

• Cellular Tower (CD 2025-0105): Approved with a motion to recommend Council approval for the Conditional Use Permit. The tower is authorized at 105 feet.
• Chase Bank Parking (CD 2025-009 C/D): Approved with a motion to adopt the resolution increasing the maximum parking spaces to 19, subject to conditions consistent with other Chase Bank locations.
• Senior Housing Height (CD 2025-027 MOD): Approved with a motion to allow an additional 8.5 feet of building height (approx. 6 stories), subject to conditions ensuring the building remains within the 150,000 sq ft senior housing parameters.
• Zone Change 6C & Subdivision 6D (CD 2025-006 ZC, 2025-041):
  • Zone Change: Recommended approval to City Council with 6 votes in favor and 1 nay (Commissioner Klein).
  • Subdivision: Recommended approval with conditions to City Council with 6 votes in favor and 1 nay (Commissioner Klein).
• Shoreline Protection & Subdivision (6E & 6F):
  • Shoreline Protection (CD 2025-SBP): Approved with 5 votes in favor and 2 nays (Commissioner Yoast and Commissioner Plank). The permit is authorized for the shoreline protection zone.
  • Major Land Subdivision (CD 2025-042): Recommended approval to City Council with 5 votes in favor and 2 nays (Commissioner Yoast and Commissioner Plank).
• Other Items: Approved unamended the zoning map amendment for a 2.4-acre site and the conditional use permit for the Broadway Park and Ride facility.
• Next Meeting: Scheduled for January 14, 2025 (Note: Transcript mentions "January's okay so that's it January 14th", likely a typo in transcript for 2026, but the year in the prompt is 2025). Staff will revisit the 5-year review of the Unified Development Code in response to Commissioner comments on parking and telecom standards.