Planning and Zoning Commission Meeting

PLANNING AND ZONING COMMISSION MEETING MINUTES Tuesday, December 09, 2025 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 Larry Kellerman, Gwen Carleton, Tim Swanson, and Council Liaison/Mayor Darrel Olson MEMBERS ABSENT: Howie Oswald STAFF PRESENT: CD Director Josh Doty and City Planner Matthew Gindele OTHERS: Derrick Taylor MINUTES 1. Approve Planning & Zoning Commission Meeting Minutes from November 12, 2025 COMMENTS MOTION by Commissioner Carleton, seconded by Commissioner Swanson to approve the Planning and Zoning Minutes from the November 12, 2025. Motion carried unanimously. Chair Hiltner stated that this Commission is a recommending body, and that final approval/denial of the applications on the agenda is taken up with the City Council on December 16, 2025. COMMENTS AND QUESTIONS None OLD BUSINESS None NEW BUSINESS Prior to starting the public hearings it was requested that item 4 be moved to item 2. 2. PUBLIC HEARING. Preliminary and Final Plat of “Veterans” for property located west of Novotny Road and North of Woida Road (City file 2025-032) Chair Hiltner asked for the staff report. CD Director Doty indicated The applicant is requesting approval of a preliminary and final plat to be known as “Veterans” to create three new lots and four outlots from four lots and one outlot that total 41.74 acres in area. The plat includes the dedication 12/9/2025 Planning and Zoning Commission Meeting Minutes Page 2 of 6.77 acres of road right-of-way for Novotny Road and Lake Forest Road and a roundabout at the intersection of these roadways. The proposed plat would allow a developable lot for a new Baxter Veterans Clinic located west of Kwik Trip. The plat would also create lots for an existing single-family home and shop on Woida Road, which the remaining vacant land to be plated into outlots. Lastly, one single family home would be demolished to allow Lake Forest Road to connect to Woida Road. CD Director Doty reviewed the aerial map and site plan with the Commission. Vet Med Property submitted plans for developing a Veteran Community Based Outpatient Clinic in Baxter on the corner of Novotny Road and Lake Forest Road. The proposed development requires the extension of Novotny Road and Lake Forest Road; the roadway improvements are being constructed by the property owner. Development of the Veterans Clinic is compliant with all city ordinances and does not require any zoning applications other than the subject preliminary and final plat. Staff has attached the Veterans Clinic plans to this report for informational purposes. The attached clinic plans would be approved with a building permit, provide the subject plat is recommended by the Planning Commission and approved by the City Council. CD Director Doty stated the subject property totals 41.74 acres in size and has moderate topography. The city was wooded but was recently commercially logged to remove trees. The site is not located in any shoreland overlay district and does not contain any FEMA floodplain. The site does have five wetlands located in the north and central portions of the site. The developer is proposing to excavate in one of the wetlands near the intersection of Novotny Road and Lake Forest Road. The wetlands have all been delineated and impacts have been reviewed and approved by Crow Wing County with a Notice of Decision provided to the City of Baxter. CD Director Doty reviewed the analysis of the preliminary and final plat with the Commission. This included the C-1 Commercial zoning district and R-1, Low Density Residential zoning district, lots, streets/traffic including the traffic study, new utilities, easements and conveyances, drainage and the need for park dedication fees. The Utility Commission reviewed the preliminary and final plat of “Veterans” at its regular meeting on December 3, 2025, and recommends approval of the plat application pursuant to the following conditions: 1. Enter into a Development Agreement prior to beginning construction of the roadway and other municipal improvements within the Lake Forest Road and Novotny Road right-of-way. 2. Amend the Settlement Agreement for 7256 Woida Road prior to recording the plat. 3. Enter into a Development Agreement prior to receiving a building permit for the Veteran Community Based Outpatient Clinic. 4. Enter into a Stormwater Facilities Maintenance Agreement prior to receiving a building permit for the Veteran Community Based Outpatient Clinic. 5. Enter into a Permanent Hydrant Access Easement prior to receiving a building permit for the Veteran Community Based Outpatient Clinic. 6. Enter into a Construction Repair and Maintenance Agreement prior to receiving a building permit for the Veteran Community Based Outpatient Clinic. It was noted the above conditions have been added to the draft resolution. Staff recommends approval of the preliminary and final plat of “Veterans”, subject to the findings and conditions in the attached resolution. 12/9/2025 Planning and Zoning Commission Meeting Minutes Page 3 Commissioner Kellerman indicated concern with the drainage. He disclosed that he is the president of the Red Sand Lake Association. The concern is that other than rain or snow all of the water in the lake comes from the wetlands east of it and flows into Red Sand Lake. The association’s concern is all of the wetlands and the water not flowing, just being held in the wetlands in this area. He commented on the low water levels the association has seen this past year, the wetlands holding the water aren’t allowing the water to flow to the west. CD Director Doty responded by indicating that when reviewing a plat, the city has to remember its roll in approving a plat. He stated that there is state level review and authorities that review wetlands when development occurs. Crow Wing County is the reviewing authority for Baxter and has completed and approved the wetlands for this plat. When there are existing wetlands on site that are not being impacted, there is not a requirement for the developer to make the wetlands flow. CD Director Doty noted that the only wetland being impacted is Wetland C, a small wetland near the roundabout. He added that the city has storm water treatment requirements on top of protecting wetlands by requiring the developer to have basins for treatment. He added that not only does the County review the wetlands, but engineers also put together a detailed plan and city staff in the engineering department also review the plans to make sure there isn’t going to be any back up or flooding. Commissioner Kellerman asked for a contact at the County, CD Director Doty indicated he would need to contact Chris Pentz at Land Services. Commissioner Swanson asked how it was determined that water flows to Red Sand Lake. CD Director Doty indicated it has been historically known and Commissioner Kellerman added that the water flows to the west. Commissioner Kellerman gave a little history on Red Sand Lake. Commissioner Carleton thought Crow Wing Soil and Water reviewed the delineations. CD Director Doty indicated that there is a difference between a delineation and the Wetland Conservation Act review. Chair Hiltner noted that part of this area is on the hunting map and that it is going to need to be updated also. CD Director Doty noted that was a good point and that the map gets looked at every year before hunting season. Chair Hiltner opened the public hearing. Mr. Derrick Taylor, developer of this application, approached the podium. Commissioner Carleton asked if it was known what was going to happen to the old veterans building. Mr. Taylor indicated that he has no involvement with that building. Commissioner Kellerman indicated the person that built the building still owns the building and that the Veteran’s had a 20-year lease with the owner. Chair Hiltner asked if this is a state of federal project. Mr. Taylor explained it is a federal project; however the government works with private contractors and land owners to develop a site to the VA’s standard. Chair Hiltner asked if he as any questions regarding the list of conditions, including the Utilities Commission comments. Mr. Taylor stated he went to the Utilities Commission and found the conditions to be standard. The developer’s agreements were a lot of work, however staff has been great to work with throughout this lengthy process. Chair Hiltner asked about road right of way, if it was 80 feet. CD Director Doty indicated that it is 80 feet and a little more near the round about. Chair Hiltner closed the public hearing. MOTION by Commissioner Carleton, seconded by Commissioner Kellerman to approve the preliminary and final plat of “Veterans” for property located west of Novotny Road and North of Woida Road, as presented in the draft resolution. Motion carried unanimously. 12/9/2025 Planning and Zoning Commission Meeting Minutes Page 4 3. PUBLIC HEARING. Preliminary and Final Plat of “Clearwater Park” for property located at 6743 Clearwater Road (Outlot A, Austin Meadows; Outlot E, JMS Baxter Estates) (City file 2025-038) Chair Hiltner asked for the staff report. Planner Gindele stated the applicant (The City) is requesting approval of a preliminary and final plat to be known as “Clearwater Park” to consolidate four lots and three outlots into one lot for public park use that would total 55.8 acres in size. No construction or development is proposed with this application. By platting the property, identifying the property as a park, and amending the ordinance to recognize the park, the Police Department can legally enforce the park rules. Additionally, the plat cleans up a handful of items including the following:  Additional right-of-way along Clearwater Road (two existing lots), Inglewood Drive (two existing lots), and Grand Oaks Drive to meet the 80-foot right-of-way requirement as identified in section 11- 4-2 of the City Code.  Vacating the right-of-way associated with the platting of the cul-de-sac on Lot 1, Block 5, Angie Acres plat that is not needed.  Dedicating the appropriate drainage and utility easement per 11-4-4 (10-foot along road frontage & 5- foot on all interior lot lines. Planner Gindele reviewed the site plan, park location, dog park and aerial plan with the Commission. The subject property totals 55.8 acres in size and has varying topography consisting of mostly wetland with pockets of wooded high ground and ranging in elevation from 1,204 in the NE corner to 1,194 in the low-lying areas on the southerly end. The site is not located in any shoreland overlay district, but it does contain a large wetland area which also functions as FEMA floodplain and is part of the City’s stormwater management system. Baxter Dog Park is located in the northeast portion of the park. Planner Gindele reviewed the analysis of the preliminary and final plat with the Commission. This included the Public Benefit zoning district, park dedication, right-of-way and access to the park. The Utility Commission reviewed the preliminary and final plat of “Clearwater Park” at its regular meeting on December 3, 2025 and recommends approval of the plat application. Staff recommends approval of the preliminary and final plat of “Clearwater Park”, subject to the findings and conditions in the draft resolution. Commissioner Kellerman asked about a section of the park trail. Planner Gindele explained the trail leaves the park and is on private land with an easement over the trail, it was noted it has been there for some time with no issues from the owners. The trail is there legally. Council Liaison/Mayor Olson asked if one of the ponds on the large vacant parcel on the south side of the park that contains a section of trail was City owned. Staff indicated that it is likely a man-made pond that functions as part of the Section 6 stormwater management plan. Commissioner Swanson asked about an area where the home is on that same parcel. Staff indicated that there is not a home on that parcel at this time. Chair Hiltner opened and closed the public hearing, as there was no one in the audience. 12/9/2025 Planning and Zoning Commission Meeting Minutes Page 5 MOTION by Commissioner Kellerman, seconded by Commissioner Swanson to approve the preliminary and final plat of “Clearwater Park” for property located at 6743 Clearwater Road, as presented in the draft resolution. Motion carried unanimously. 4. PUBLIC HEARING. Preliminary and Final Plat of “Second Potlatch Addition to Baxter” for vacant property located east of 12692 Timberwood Drive (North half of the NE ¼ except RR ROW AND the SW ¼ of the NE ¼, all in Section 15, Township 133, Range 29, Crow Wing County, Minnesota) (City file 2025-039) Chair Hiltner asked for the staff report. Planner Gindele stated the applicant (The City) is requesting approval of a preliminary and final plat to be known as “Second Potlatch Addition to Baxter. The proposed plat would consolidate three existing large tracts of land into an outlot, and create an additional outlot for a power substation. Planner Gindele reviewed an aerial map and site plan with the Commission. Planner Gindele gave the history of the City entering into an Option Agreement with Crow Wing Power in 2019. He indicated the subject property totals 93.6 acres in size and has varying topography that generally slopes downward from the west side to a large wetland basin on the east and northeast portions of the subject property. The site is not located in any shoreland overlay district, but it does contain a large wetland area which also functions as FEMA floodplain. The high ground on the subject property is heavily wooded. Planner Gindele reviewed the analysis of the preliminary and final plat with the Commission. This included the R-S, Residential Staging zoning district, lots, park dedication, right-of-way and access to the property and substation. The Utility Commission reviewed the preliminary and final plat of “Second Potlatch Addition to Baxter” at its regular meeting on December 3, 2025 and recommends approval of the plat application with the following conditions: 1. Require an Access Easement Agreement to be recorded prior to the plat and to include the recorded document number on the plat. 2. Enter into a Limited Use Agreement prior to the transaction of selling the property to Crow Wing Power. a. Included in this condition is the requirement to construct the gated temporary private access driveway to a 10-ton design with the first 40’ being paved from the end of the existing pavement on Janesville Road. Staff recommends approval of the preliminary and final plat of “Second Potlatch Addition to Baxter”, subject to the findings and conditions in the attached resolution. Commissioner Carleton asked about the location of the substation and what will happen with the rest of the land. The city will still own the land; there is not a plan for the land at this time. CD Director Doty gave the history of how the City acquired the land due to the railroad crossing. Chair Hiltner opened and closed the public hearing, as there was no one in the audience. 12/9/2025 Planning and Zoning Commission Meeting Minutes Page 6 MOTION by Commissioner Swanson, seconded by Commissioner Carleton to approve the preliminary and final plat of “Second Potlatch Addition to Baxter” for vacant property located east of 12692 Timberwood Drive, as presented in the draft resolution. Motion carried unanimously. UPDATES None ADJOURN MOTION by Commissioner Kellerman, seconded by Commissioner Oswald to adjourn the meeting at 6:46 p.m. Motion unanimously approved. Approved by: Submitted By: __________________________ ____________________________ Chuck Hiltner Shanna Newman Chair CD Administrative Assistant