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Planners briefed on proposed Tract technology park; annexation, PUD and mitigation remain open
Summary
Representatives for Tract presented a large industrial/technology-park plan that would require annexation, planned unit development zoning and infrastructure agreements; commissioners and staff discussed setbacks, noise, lighting and building heights and were told studies are near final. No formal actions were taken.
CANNON FALLS, Minn. — Representatives for a proposed industrial/technology park development by Tract discussed a multi-step approval path that includes township orderly annexation, rezoning to an industrial district with a planned unit development (PUD) overlay, and development-agreement terms covering infrastructure delivery and costs.
Jake Steen, with law firm Larkin Hoffman, introduced Tract’s application and said studies of utilities and environmental factors are in near‑final draft form. He told the commission the city has capacity for water and wastewater treatment but that the project will shape near‑term infrastructure planning. “We were able to review...the studies have been pretty much completed. We’re in the final draft stages,” Jake Steen said.
Staff emphasized annexation is a gating step: the city cannot act on land-use approvals while the land remains in township jurisdiction. John, the city staff member, said the earliest the orderly annexation resolution could reasonably be approved by both the city and the township would be the July 15 City Council meeting; until the annexation is completed the application cannot be decided.
Tract’s representatives described expected uses — principal uses listed include a data center and electric power transforming stations — and discussed mitigation measures for noise, visual screening, lighting and backup generation. Commissioners asked whether generators would be diesel; the development team said backup generation technology is evolving and may include natural gas or batteries, and that detailed sound and lighting studies would be required with any future permit. The developers proposed architectural treatments and perimeter berming and noted that building heights up to 60–80 feet were being considered with corresponding interior setbacks.
Jake Steen and a consultant said certain large transmission lines already cross the site and that Great River Energy would be involved in any on‑site high‑voltage equipment. The developers said a PUD was desirable because it provides more site‑specific mitigation levers than a conditional use permit (CUP) tied to a particular use.
No votes or formal decisions were taken; commissioners were invited to forward questions to staff ahead of a joint City Council–Planning Commission work session on June 17, when Tract’s full team will answer additional questions. Staff also reminded the public that the AUAR comment period remains open.
Next steps: staff and applicants will continue coordination with the township on an orderly annexation agreement, complete required studies (noise, lighting, AUAR), and present a draft PUD and development agreement for formal public hearings after annexation.
