Planning and Zoning Commission Meeting

PLANNING AND ZONING COMMISSION MEETING MINUTES Tuesday, December 10, 2024 at 6:00 PM Baxter City Hall, 13190 Memorywood Drive, Baxter, MN “A Growing Community” CALL TO ORDER The regular meeting of the Baxter Planning and Zoning Commission was called to order at 6:00 pm by Chair Hiltner. ROLL CALL MEMBERS PRESENT: Chair Chuck Hiltner, Commissioners Howie Oswald, Gwen Carleton, Larry Kellerman, Tim Swanson and Council Liaison/Mayor Darrel Olson MEMBERS ABSENT: None STAFF PRESENT: CD Director Josh Doty and Planner Matthew Gindele OTHERS: Steve & Debbie Vitale, Scott Adkisson and Donnie Berg Prior to the meeting starting, Council Liaison/Mayor Darrel Olson introduced to the Planning Commission the new Commissioner, Tim Swanson. Commissioner Swanson gave his background and acknowledged his excitement to serve on the Commission. MINUTES 1. Approve Planning & Zoning Commission Meeting Minutes from November 12, 2024 MOTION by Commissioner Carleton, seconded by Commissioner Kellerman to approve the Planning and Zoning Minutes from the November 12, 2024. Motion carried unanimously. Chair Hiltner stated that this Commission is a recommending body, and that final approval/denial is taken with the City Council on December 17, 2024. COMMENTS AND QUESTIONS None OLD BUSINESS 2. PUBLIC HEARING. Conditional Use Permit to allow an accessory structure area to exceed the maximum size allowed and a Variance to allow a reduced setback to a side and a rear lot line for property located at 12700 Persimmon Drive (City file 2024-37) Chair Hiltner asked for an update on this application. Planner Gindele indicated the applicant has requested this item to be table until he can get a survey done on the property. It was noted the applicant has waived the 120-day review period and would like to move to the January meeting. 12/10/2024 Planning and Zoning Commission Meeting Minutes Page 2 Chair Hiltner asked if there was anyone in the audience that would like to speak regarding this application. There was no one in the audience regarding this item. MOTION by Commissioner Kellerman, seconded by Commissioner Oswald to table the conditional use permit to allow an accessory structure area to exceed the maximum size allowed and a variance to allow a reduced setback to a side lot line for property located at 12700 Persimmon Drive, until the January 14, 2025. Motion carried unanimously. NEW BUSINESS 3. PUBLIC HEARING. Conditional Use Permit Amendment to allow expansion of a Homeless and Recovery Resource Center for Open Arms/Lighthouse Beginnings located at 8055 Industrial Park Road. (City File 2024-042). Chair Hiltner asked for the staff report. CD Director Doty stated the applicant has requested approval of a conditional use permit (CUP) amendment to expand the existing Homeless and Recovery Resource Center for Open Arms/Lighthouse Beginnings located at 8055 Industrial Park Road. Open Arms/Lighthouse Beginnings is a Homeless and Recovery Resource Center that provides a supportive, sober, safe environment with resources to assist and empower individuals with recovery. CD Director Doty reviewed the site plan and expansion layout of the interior building. The expansion would allow Open Arms/Light House Beginnings to occupy the entire building at 8055 Industrial Park Road. The existing Homeless and Recovery Resource Center occupies the north 9,300- square feet of the 15,600-square foot building. With the CUP amendment, the Center would expand into the south portion of the building, which is approximately 6,300 square feet. The expansion would allow up to 10 additional peer support staff and a classroom in the new space. The subject site has two industrial buildings on one property. The tenant that occupied the south portion of the south building would move to the north building on the site at 8053 Industrial Park Road. The expansion would also allow Light House Beginnings to convert an existing conference room into bookstore. Homeless and Recovery Resource Centers are allowed as a conditional use in the I, Industry Office zoning district. The resource center facility provides people with support services during daytime hours. The resource center provides services such as: peer support, housing resources, connections to mental health services, substance use resources, employment resources, transportation resources, insurance/financial assistance, sober activities, volunteer opportunities, educational classes, and veteran’s support. Transportation services are utilized to the soup kitchen and to the shelter located in the City of Brainerd. Homeless and Recovery Resource Centers are allowed as a conditional use in the I, Industry Office zoning district. Staff has reviewed the proposed expanded use for 8055 Industrial Park Road based on the CUP ordinance requirements and finds that the use would meet the conditions of the ordinance. CD Director Doty also reviewed the requirements of the conditional use of a homeless and recovery resource center with the Commission and finds that all of the required conditions are being met as identified in the staff report. 12/10/2024 Planning and Zoning Commission Meeting Minutes Page 3 Staff has also reviewed the use based on the City’s parking requirements and finds that the use would have sufficient parking. Specifically, there are two buildings on the site and 64 total parking spaces. The zoning ordinance requires 62 parking spaces for the proposed uses in both buildings, leaving a parking overage of two parking spaces. Staff recommends approval of the Conditional Use Permit Amendment to allow the expansion of a Homeless and Recovery Resource Center located at 8055 Industrial Park Road, subject to the finding and conditions in the draft resolution, as may be amended by the Commission. Commissioner Kellerman asked about condition Number 17 in the resolution, regarding police presence. He asked if staff has been made aware of any issues regarding law enforcement. CD Director Doty indicated that the police have been to the facility. He spoke to both the former and current Chief of Police regarding the facility, they are impressed with how the facility has been run; an outstanding job has been noted. The applicant has also attended Council meetings to explain the use of the facility. It has been noted that the expansion is greatly needed more than thought in 2023 when they opened. CD Director Doty stated that the condition is in place in case the facility declines in how it is currently being run, as it would be noticeable to the community. Chair Hiltner opened the public hearing. Mr. Scott Adkisson, owner/operator of Open Arms/Lighthouse Beginnings, 8055 Industrial Park Rd. approached the podium. He stated that the expansion fell into their hands when the owner of the building asked if they would like to expand into the entire building and move the other business to his other building located on the same property. Mr. Adkisson informed the Commission that when they were in front of the Commission last year, they had 3 employees, they now have 32 employees. This expansion will allow his employees to not be on top of each other and more office space to work with individuals. Currently they are assisting 18-20 people a day, however with colder weather they are expecting 40-50 people for housing assistance. Commissioner Carleton asked if they were still working with the homeless shelter. Mr. Adkisson stated that they are and they have purchased a bus to move those in need back and forth. He added that they have a great relationship with the police department, he noted the police drop off more than they pick up at the facility. Commissioner Kellerman stated he had looked up the program on the web and noted there was a location in the Cities. He asked if this was additional growth from that location, Mr. Adkisson indicated that it was. He added that other communities have asked them to have a facility. He stated that in 2023 their budget was $85,000.00 this year it has grown to $855,000.00. They are currently hiring throughout the state to assist with those in need. Commissioner Carleton asked if they were working with Crow Wing County Social Services. Mr. Adkisson indicated yes, they have a contract with Crow Wing Social Service and currently they are paying the rent and electricity to run the facility. Social Services also sends counselors to the facility to assist with individuals. Mr. Adkisson noted that they have four sober/pathway homes in Baxter and hope to expand in that area as well. They are more than just offices, they are currently housing 48-52 people. Commission Swanson asked if his facility works with Bridges of Hope, he indicated they do, however his staff handles that more so than himself. When it was indicated it was the shelter, Mr. Adkisson stated yes, they do work with the shelter and the hope is to eliminate some of the “tent” communities, however, there will still be some out in the public. Council Liaison/Mayor Darrel Olson noted that he had seen an article in the IQ magazine that they were working with the Initiative Foundation, Mr. Adkisson stated they have received a few grants from that foundation and training to assist with being professional. He added that the staff is not 12/10/2024 Planning and Zoning Commission Meeting Minutes Page 4 licensed professionals, they are trained through certificate programs and require 5-6 mandatory training sessions a year to understand and handle mental issues. Council Liaison/Mayor Darrel Olson noted it was a nice acknowledgment from them in the article. Mr. Adkisson stated they are helping as many as possible. Chair Hiltner closed the public hearing. MOTION by Commissioner Kellerman, seconded by Commissioner Oswald to approve the conditional use permit amendment to allow expand a Homeless and Recovery Resource Center for Open Arms/Lighthouse Beginnings located at 8055 Industrial Park Road. Motion carried unanimously. 4. PUBLIC HEARING. Preliminary and Final Plat to allow “Baxter Storage” for property located in the southeast corner of Pine Beach Road and Inglewood Drive (City file 24-44) Chair Hiltner asked for the staff report. Planner Gindele stated the applicant is requesting approval of a preliminary and final plat to be known as “Baxter Storage” for the 9.23- acre site. Specifically, the three existing parcels making up the subject property would be platted into a single outlot to allow for future development. The subject property is being platted at this time, ahead of future development, to put utility easements in place over areas of the subject property where water and sanitary sewer services have been installed for future development. Outlots are defined by the city’s subdivision regulations as unbuildable properties, so no development would be allowed on the property without first re-platting it. The developer would need to come back through the platting process with the Planning Commission to allow any development. The subject property is relatively flat but increases in elevation slightly from the NW corner to the SE corner. The property is sparsely wooded with some grassy meadows on the south side of the property. The site is not in a floodplain but does contain a wetland on the north end of the property along Pine Beach Road as depicted on the plat. The site is not located in a shoreland overlay district. Planner Gindele reviewed the aerial photo with the Commission. Most of the adjacent land surrounding the property is zoned and guided as CI Annexed Commercial Industrial. Current land uses around the property are commercial/light industrial including Gary’s Painting to the west and a single ministorage building to the south. The property to the east is currently vacant and was last used as single-family residence but the structure was demolished in approximately 2020. Planner Gindele reviewed the easements for utilities on the plat with the Commission. Planner Gindele reviewed the plat standards, lot design, right of way and that park dedication fees would not be required at this time, with the Commission. The Utility Commission reviewed the preliminary and final plat on December 6, 2024 and recommended approval of the “Baxter Storage” preliminary and final plat without any conditions of approval. Staff recommends approval of the preliminary and final plat of “Baxter Storage”, subject to the findings and conditions in the draft resolution. 12/10/2024 Planning and Zoning Commission Meeting Minutes Page 5 Chair Hiltner asked about the difference in lot size from the report and the plat. Planner Gindele, making light of the comment, noted he had wondered if anyone else would notice, the Commission chuckled. Planner Gindele stated that it is due to the right-of-way being platted. Chair Hiltner opened the public hearing and closed the public hearing as there was no one to speak regarding the item. MOTION by Commissioner Carleton, seconded by Commissioner Oswald to approve the preliminary and final plat to allow “Baxter Storage” for property located in the southeast corner of Pine Beach Road and Inglewood Drive. Motion carried unanimously. UPDATES CD Director Doty indicated that there is a 73-unit apartment building being proposed, 3 stories with underground parking. He noted it is a very nice and tall building being proposed and will be on the January agenda. There is also a proposed group home use with a rezoning proposed for next months meeting located in the general direction of the recovery center. There is also a sign variance for Kwik Trip that will be on the January agenda. The variance is for additional height do to buildings being in front of the store location. CD Director Doty noted there is already a full agenda for next month. The Commission joked that Commissioner Oswald will have to delay his vacation to attend the meeting. ADJOURN MOTION by Commissioner Kellerman, seconded by Commissioner Oswald to adjourn the meeting at 6:34 p.m. Motion unanimously approved. Approved by: Submitted By: ___________________________ ______________________________ Chuck Hiltner Shanna Newman Chair CD Administrative Assistant