The central focus of the meeting was the presentation and discussion regarding the Archer Data Centers project, a substantial development proposed on an 84-acre site. A consultant detailed the Environmental Assessment Worksheet (EAW) process, which reviews potential environmental impacts. This project aims to build up to six one-story data center buildings with a combined footprint of 500,000 square feet, supported by necessary infrastructure like parking, stormwater management systems, and utilities. The construction timeline is estimated at around three years.

The consultant explained that the EAW was triggered because the project’s scale exceeded state statutory thresholds for industrial developments. During the 30-day public comment period, the city received feedback from nine individuals and two governmental agencies. Concerns primarily centered on water resources, wildlife habitats, air quality, and noise levels. The EAW process does not determine project approval but instead facilitates informed decision-making for further review stages.

Key discussions involved potential impacts on local land use, water resources, and wildlife habitats, as the development would convert agricultural land and affect nearby wetlands and woodlands. The consultant emphasized the need for comprehensive stormwater management measures, adhering to both local and state regulations to mitigate the increase in impervious surfaces.

The commission also considered wastewater and water usage implications, which depend on the cooling technologies employed in the data centers. If wastewater discharge becomes necessary, additional water quality evaluations will be required. Noise impacts, both from construction and operational phases, were acknowledged, with further analysis planned during the project’s final design phase. The required earthwork, estimated at 93,000 cubic yards, will necessitate proper permits.

The EAW was deemed complete on May 14, with city staff concluding that no environmental impacts were anticipated. The commission’s queries mainly focused on whether an Environmental Impact Statement (EIS) would be necessary, particularly concerning emissions from unfinalized backup generator plans. The consultant confirmed further environmental reviews would hinge on the results of air quality analyses.

Another major topic was the proposed zoning text amendment concerning accessory structures. The amendments aim to balance property owners’ rights with community interests, facilitating expansions and investments in accessory structures without allowing them to dominate properties. The ordinance specifies that larger structures require larger lots, reducing potential impacts on neighbors.

Proposed changes also included allowing city planners to waive driveway requirements for non-vehicular access structures, such as studios. The amendments addressed accessory structures’ positioning on lots with significant natural features, permitting closer road placement under certain conditions. Additionally, the ordinance allows homeowners to remove garages under specific circumstances, particularly when financial burdens arise from maintaining dilapidated structures.

The commission engaged in a review of these amendments, emphasizing their implications for property types and sizes. The discussion covered tiered review processes for accessory structures, based on lot size, and considerations for the maximum height of structures relative to setback requirements. The commission unanimously recommended the ordinance amendments for city council approval.

Earlier in the meeting, the commission approved several zoning and land use changes across different properties. A proposal from Rice County sought to rezone a property between 4th Street Northeast and 1st Avenue Northwest, near the downtown jail, from Public Institutional to Central Business District. The plan involved reconfiguring twelve existing lots into five, with the first lot designated for commercial use and the second for a parking lot. The remaining lots were allocated for office buildings, with staff supporting the amendment due to its alignment with surrounding zoning.

Another proposal involved a plan amendment and rezoning for a property on Frederickson Drive, near the Harley-Davidson dealership. The applicant intended to build a personal residence while maintaining commercial uses for the central and eastern sections. During the public hearing, neighboring property owner Arnold Gillan expressed concerns about property dimensions and tree line maintenance. Staff addressed these issues, citing impervious surface regulations and previous tornado damage impacts.