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Planning commission denies rezoning and CUP for 50‑unit Wright Street project amid spot‑zoning and noise concerns
Summary
The commission voted to deny a rezoning, future‑land‑use amendment, conditional‑use permit and variance for a proposed 50‑unit multifamily development on Wright Street after residents raised noise, wetland and compatibility concerns; the developer said a sound study and mitigation measures would be used if the project proceeded.
The Brainerd Planning Commission voted to deny a developer’s request to rezone a city‑owned parcel for a proposed 50‑unit multifamily apartment project on Wright Street, concluding the application posed a spot‑zoning risk and raised unresolved noise and compatibility concerns.
Jason Krebsbach, community development director at Central Minnesota Housing Partnership, described the project as an affordable‑housing development and said the organization has a wait list of 72 households who could occupy the new units. Krebsbach outlined planned noise‑mitigation measures — including a third‑party sound study, triple‑pane windows, 2x6 wall construction, additional exterior foam sheathing, detached garages and a line of coniferous trees — and said the developer believes mitigation can bring the building into compliance with MPCA noise requirements.
Several nearby residents and business owners opposed the rezoning at the planning commission hearing. Brett Mathias, a technology director at Just for Crypto, said he took measurements at the property line and reported daytime readings of about 69 decibels and 65 dB on Kitty Hawk Court, and told the commission that those levels will be difficult to mitigate. “We measure[d] at 69 decibels,” Mathias said, urging denial of the rezoning request.
Other neighbors and landowners described long‑standing industrial uses adjacent to the site, concerns about theft, wetlands and the mismatch between industrial surroundings and residential use. The Brainerd HRA’s executive director (Eric Sharpen Tier) said the HRA and developer see the site as a candidate to increase affordable housing and that a sound study had been anticipated but delayed pending planning‑commission support.
Commissioners debated the merits, with several members describing the application as spot zoning that could create conflicts with adjacent industrial uses. “This is spot zoning,” the chair said, emphasizing potential long‑term compatibility problems and the lack of nearby neighborhood amenities for families. After discussion, a commissioner moved to deny the rezoning, future land‑use map amendment, CUP and variance; the motion passed on voice vote and the commission forwarded its findings to city council for their consideration.
