The Eureka Commercial-Industrial

Work Group Rolls Down The Track!

On March 20, I attended a Commercial-Industrial work group

meeting. In attendance were Mark Ceminsky, Butch Hansen,

Ralph Fredlund, Al Novacek, Merritt Clapp-Smith, Senior

Planner TKDA and three citizens.

                                     

The following updated memo was distributed by the Planner:

General Project Description: Evaluate the feasibility of

introducing independently serviced commercial and

industrial properties in Eureka Township. If determined feasible,

amend the Eureka Township Comprehensive Plan and

Township zoning districts to allow new commercial and

industrial uses.

Project Status: I (Merritt Clapp-Smith) have reviewed the four

concept zone districts and where they might apply in the Township.

I suggest that two districts - Light Industrial and Neighborhood

Commercial - could be sufficient to accomplish the land use

groupings envisioned. The districts could be written very simply

and include an example of the types of uses allowed, without 

needing to list every type of use possible. Each district would

be accompanied by clear lot design standards, which would

ensure organized and attractive development.

Deciding where to locate commercial and industrial districts

can be based on a number of factors.

Desired condition for commercial and industrial properties:

     * proximity to major roadways

     * access to or ability to provide necessary utilities

     * moderate land costs

     * reasonable site design standards

     * convenient access to/for consumers

Highest and best use of the land:

     * What would the private market want to use the land for,

        based on its location, amenities and natural features?

     * Can the land accommodate a use that is needed and 

        otherwise hard to find in the community, such as

        fertile agricultural soil or aggregate resources?

      

     * Does the land have natural amenities or resources that

        add value to the community or the region and should be

        preserved?

     * What is the opportunity cost of using the land for one

        type of land use versus another?

Compatibility with surrounding land uses:

     * Commercial land uses are best located adjacent to denser

        residential areas, where they have good visibility and 

        convenient access to consumers.

     * Commercial land uses will benefit from public amenities such 

        as lighting, boulevards or sidewalks, making the area attractive

        to visitor, and blending into the adjacent residential areas.

        Commercial uses will seek good visibility from roadways, but

        require good ingress and egress for customers, so location

        on busy highways without protected turn lanes can be a

        challenge.

     * Industrial buildings and properties are often placed away from

        residential uses, or if adjacent, they are heavily screened and

        buffered.`

     * Industrial land uses are focused on production, processing and

        storage, with few consumer visits. they can therefore be located 

        further from population centers and may not need the same

        level of public amenities as commercial.

     * Industrial uses with high levels of vehicle trips, will seek

        locations on or near major roadways.

The Planner advised the Work Group to prepare a map with
land use designations which would be acceptable to the Met
Council. There is no reason to spend time and money on it
if the MET Council will not approve.

The next steps would be a Board presentation with the Planner
present, Public review and an Open House.
                           

My Input from the Annual Meeting follows:

Commercial Industrial work group and TKDA Planner:
There was discussion regarding the proposed $14,000
expenditure to study the feasibility of Commercial/Industrial
zoning in Eureka Township.
A motion was made by Gene Dietz "To suspend any further
expenditures in 2019 for the purpose of establishing a
Commercial/Industrial zone in Eureka Township. The Township
would have a ballot referendum at the 2020 Township election to
give all citizens an opportunity to vote yes or no on further
expenditures to establish a Commercial/Industrial zone within
the Township in the next five years. CUP's for non agricultural
businesses will continue to be processed by the Township
Supervisors as they have done in the past."
Mark Ceminsky stated the Township cannot issue conditional
use permits for businesses.
The motion passed 36-18. 
(See previous blog).

Although this motion is not binding, I believe the Board of Supervisors 
need to seriously consider the above motion and the will of the citizens.