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Planning commission gives preliminary approval to 190‑unit Keepers Construction PUD
Summary
The commission granted preliminary approval for Keepers Construction’s proposed 190-unit plan unit development and preliminary plat, contingent on completion of an Environmental Assessment Worksheet, a traffic study and a sewer study. City Council will review final rezoning and EAW findings before any final approvals.
The Brainerd Planning Commission voted to approve preliminary elements of a proposed 190‑unit apartment complex submitted by Keepers Construction, while noting that several technical studies must be completed before final approval.
Director Camp told the commission the applicant seeks rezoning from RL1 to a PUD overlay with an underlying CN2 designation, a preliminary plat and PUD development-stage plan. Because the project exceeds 150 units, staff said an Environmental Assessment Worksheet (EAW) is required; the developer has provided a civil plan showing existing wetland buffers and committed to a traffic study and coordination on sewer needs. MDOT submitted comments recommending the project entrance be about 500 feet from Highway 371; staff measured the site as meeting or being very close to that spacing.
Commissioners questioned who will pay for sewer and other infrastructure. Staff said those costs will be addressed in the final development agreement and the developer has indicated they would pay for much of the necessary infrastructure; preliminary sewer-study results were expected mid–late September with a full study anticipated in October. Commissioners also discussed pedestrian improvements on Greenwood Street, buffering, lighting plans and parking; staff said the fire department and preliminary engineering review raised no immediate concerns.
Mike Patrick, CFO of Keepers Construction, described the project as market-rate multifamily housing in two phases (three buildings then two) and said the company has 50 years of experience. A nearby resident who spoke at the hearing, Nancy Schmidz, summarized concerns she said her family has about traffic, safety and the character of the neighborhood, telling the commission the development could add “a minimum 200 additional vehicles.”
After discussion, the commission moved and passed a motion to approve rezoning to a PUD overlay, the preliminary plat and the PUD development-stage plan and forwarded the recommendations to city council. Council will complete the EAW and review the sewer and traffic studies before any final approvals.
