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Planning Commission March 22, 2022 7.1. Vinje Investments, LLC — 16807 US Highway 10; 75-01 1-2401 and 75- 011-3203 ■ Concept Review: Mini -Storage, Outdoor Storage, and Light Industrial, Case No. CR 22-02 Page 8 Mr. Carlton presented the staff report. Mr. Vinje's consultant and architect, Paul Kangas, was available via Zoom. Mr. Carlton explained the area would require a zone change and possible comprehensive plan amendment as ministorage is not a permitted use in the current zoning district. He discussed the wetlands and a natural gas line easement which will limit some parcels and what can be developed on them. He stated this area has challenges but also some strengths. Mr. Carlton stated the west side of US Highway 10 is geared for a frontage road, but the east side of the highway is still very much unknown. Mr. Vinje indicated he was interested in offering the parcel with the white house, which has highway access, to the city for a possible land exchange, but because MnDOT is still working on future plans the city will not proceed with an exchange until MnDOT's plans are finalized. Mr. Vinje indicated he may sell that parcel because he does not want to wait that long. He also discussed the billboard parcel and how his decisions are highly dependent on what MnDOT proposes for the US Highway 10 interchange. Commissioner Johnson commented he would support the use of the ministorage and outdoor storage concept. He asked questions about MnDOT closing access to the highway as seen in other highway improvement project. Mr. Carlton stated it is helpful to plan for a future interchange, but the location of the interchange is still up in the air. He noted MnDOT will look to do what best fits the site and the timeline is unknown. Chair Larson -Vito stated she was in favor of accepting this layout in the FAST - zoning district with light industrial near the highway and mini -storage in the rear of the parcel, so the visual entrance to the city is more attractive. She would like the outdoor storage to be screened by the mini -storage buildings. Commissioner Booth asked questions regarding the existing wetlands and where the stormwater will go. Mr. Vinje explained he is completing a wetland delineation process and will learn what types of wetlands are present, any impact on his proposed project, and the cost of filling in some wetlands should he wish to purchase wetland credits. He indicated the area is about 1.3 to 1.5 acres of wetland at an approximate cost of $150,000 to fill and would prefer to leave the wetlands alone, if possible, to avoid additional costs. 7 NATURE