Residents Pack Jordan Planning Commission Meeting Over Proposed Industrial Site
By Nathan Peabody and Jan Gilmer
On July 8, the Planning Committee meeting was called to order by Chairman Jeff Will.
From the outset, it was clear this would be no ordinary meeting. An extra row of seats had been added, and even then, about a half dozen attendees were left standing.
Cold Storage Development Proposal
First on the agenda was a public comment session for a preliminary plat, variance, and conditional use permit related to the development of a 27.5-acre industrial site across 190th Street West from the Timberline neighborhood.
City staff presented a detailed proposal for a cold storage warehouse for Michael Foods. While it resembles a distribution center, it would have more limited functions, serving as a hub for locally produced potato and egg products to be shipped throughout the Midwest.
Staff noted that the City Council had reviewed a draft proposal and, based on feedback, the developer had flipped the building orientation to move the truck docks to the east side, increasing the buffer between the site and the Timberline neighborhood. Additional berms would also be added for screening. The facility would use Jordan’s water and sewer services.
The Committee was asked to review the proposed plat for compliance with the city’s zoning ordinance and to consider:
A variance allowing 2% of the building to exceed the 45-foot height limit
A conditional use permit for additional outdoor storage
The developer addressed the committee, noting that the facility would accommodate 70 trucks per day, five days a week. The facility would operate two shifts, from 6 a.m. to 10 p.m., Monday through Friday, with approximately 25 employees per shift. Saturday operations would be infrequent and based on demand.
Public Concerns
The meeting then opened for public comment. Several dozen residents spoke, voicing a wide range of concerns:
The number of trucks and trailers potentially exceeding the allowable 10 outdoor trailer storage limit
Safety concerns related to increased truck traffic, bicyclists, children, and trail locations, as well as truck braking distances and vehicle safety
Noise levels from operations and refrigeration units
Air pollution from diesel trucks
Use of ammonia as a refrigerant and related safety and mitigation plans
Increased decibel levels from dry coolers
Aesthetic impact of the building
Impact on fire department equipment needs
Potential strain on the power grid
Concerns about fencing and its visual impact
Light pollution and over-saturation
Truck arrivals outside of regular business hours, including early morning or overnight parking
Traffic control and road access near the site
Stormwater runoff and mitigation plans
Economic benefit of the warehouse and calls for an economic impact study
Access to fuel, food, and restrooms for truck drivers, potentially impacting the downtown area
Truck access from the south via a township road not rated for heavy use
Proposed access via Beaumont Blvd being too close to a residential home and involving a sharp curve
Concerns over past road assessments and whether repairs had been completed
Impact on residential emergency and special needs access
A resident shared a recording of the refrigeration noise from Michael Foods' Chaska warehouse
Concerns about the current traffic controls on 190th Street and timing of the last traffic study
Questions about the building’s electrical usage and its impact on residential supply
Whether 190th Street is built to handle the expected truck volume and weight
Pollution and erosion concerns due to large impervious surfaces
Requests for a strategic plan to evaluate the broader economic and market impacts of industrial zoning
Traffic impacts on nearby neighborhoods and children
Residents also expressed frustration over what they felt was a lack of notification about the proposal. Many found out via a neighborhood Facebook page rather than a formal notice. Staff explained that the city follows state statute requiring notification only to residents within 350 feet of the site, but residents argued this was insufficient.
A representative from the Threshers Festival noted that the proposed building would border their rye fields, potentially affecting operations.
Staff and Council Responses
City staff and council members responded to several concerns:
Notification is sent by the city, following state statute (350 feet from the development area).
190th Street West is built to handle truck traffic; however, the township road to the south is not and trucks will need to follow posted routes.
The 2040 Comprehensive Plan was developed through approximately eight months of public meetings in 2019 and is a public record.
The Planning Commission’s role is to determine whether the proposal meets city ordinances and zoning codes. The final decision will be made by the City Council.
Lighting must comply with zoning code requirements, which vary by district.
The mayor committed to obtaining answers to residents' questions before holding another public comment session.
The developer will be required to upgrade electrical supply to meet demand.
The proposed 55-foot building height is within the reach of the fire department’s 75-foot equipment.
Traffic controls on Beaumont Blvd will be reevaluated as traffic increases.
Motions
A motion was made by Commission Member Sandey and seconded by Council Member Penney to move the request to the City Council along with the committee’s comments and questions. These included traffic, speed, alternative access routes, noise, ammonia use, and the building’s location. The mayor requested that staff create provide responses to public comments for the City Council and public. The motion carried unanimously.
Additional Agenda Items
1. Zoning Amendment and Variance – 313 1st Street East
The next item concerned a zoning amendment and variance request for the lot at 313 1st Street East. The owner requested rezoning from C-1 to C-2 and a variance to allow a drive aisle that is five inches narrower than required by code. The proposed change would incorporate the lot into the Jordan Center, providing additional off-street parking for upper residential units. The variance was necessitated by the installation of curb and gutter.
Motion by Commission Member Schultz, seconded by Council Member Penney. Motion carried.
2. Managed Native Landscapes on City Boulevards
City staff proposed wording changes to the city code to allow managed native landscapes—such as prairie or wildflower plots—on city-owned boulevards. Examples from Minneapolis, St. Paul, and St. Peter were used to inform the proposed update.
Provisions included:
Setbacks from intersections for sightline clearance
Setbacks from streets and sidewalks to prevent obstructions
Limitations on plantings in boulevards
Additional recommendations from the Commission included:
Clarifying that homeowners are responsible for damage due to plowing, dogs, construction, etc.
A one-foot setback from street and sidewalk
A maximum plant height of four feet
A three-foot setback from neighboring property lines
Compliance with intersection triangle setbacks
Requirement of an administrative permit
A motion to recommend these changes to City Council was made by Council Member Penney and the motion carried.
City Council Updates
Mayor Fremming reported that construction on the roundabout near the schools and along 190th Street is progressing well. Delaware Avenue construction is expected to be complete in time for the County Fair. Regarding the industrial development proposal, he acknowledged that the city can improve communication and notification efforts for affected residents.
Commission Member Reports
Commission Member Sandey acknowledged he was passionate during the public comment session and emphasized that the Planning Commission’s role is to assess whether proposals comply with city ordinances and zoning before forwarding them to the City Council.
Commission Member Vourlos noted that he only learned of the proposed development through his meeting packet and social media, suggesting the city should improve its notification process.
Commission Chair Wills concluded by stating the discussion around the cold storage facility is far from over.
The cold storage development will be on the agenda for the City Council meeting on Monday, July 14.
Corrections: A previous version of this article incorrectly listed the mandated notifications are as 300 feet.