December 1, 1994 Steering Committee MinutesMEETING OF THE ELK RIVER STEERING COMMITTEE
HELD AT ELK RIVER CITY HALL
THURSDAY, DECEMBER 1, 1994
Members Present: Chairman Minton, Committee Members: Hank Duitsman, Dick
Hinkle, Dave Anderson, Mary Eberley, Marly Glines, Pat Dwyer,
and Merry Sipe.
Arne Engstrom, Mary McDevitt and Chris Kreger Arrived at 6:35
p.m.
Members Absent: Dana Anderson, Bill Birrenkott, Lloyd Barthel, Keith Holme, and
Mark Lucas
Staff Present: Steve Ach, City Planner; Debbie Kleckner, Recording Secretary
1. Call Meeting To Order
Pursuant to due call and notice thereof, the meeting of the Elk River
Comprehensive Plan Steering Committee was called to order at 6:30 p.m. by
Chair Minton.
2. Consider December 1, 1994 Steering Committee Agenda
MARY EBERLEY MOVED TO APPROVE THE DECEMBER 1, 1994 STEERING COMMITTEE
AGENDA. PAT DWYER SECONDED THE MOTION. THE MOTION CARRIED 8-0.
3. Consider October 27, 1994 Steering Committee Minutes
DICK HINKLE MOVED TO APPROVE THE MINUTES OF THE OCTOBER 27, 1994 STEERING
COMMITTEE MINUTES. PAT DWYER SECONDED THE MOTION. THE MOTION CARRIED
7-0-1. MARY EBERLEY ABSTAINED AS SHE DID NOT ATTEND THE 10/27/94 MEETING.
4.1. Southwest Planning Area - Land Use Options Along North Side of Highway 10
Steve Ach explained the following options for the area north of Highway 10 that is
east of the Waco Street extension, and west of Joplin Street:
Plan A - Leave the area zoned residential except for a commercial area at the
intersections of the proposed frontage road at Waco and Highway 10, and at
Joplin and Highway 10. These intersections are proposed to be signalized in the
future and would make logical commercial areas.
Plan B - Expand the Plan A commercial area approximately 300 feet to the north
and possibly further to the west and/or east, with a minimum impact on the
existing homes in the area.
Plan C - Commercial at the Joplin and Highway 10 intersection, with the frontage
road going up into the adjacent vacant property, creating a commercial area
that is separated from the residential by the frontage road.
Steering Committee Minutes
December 1, 1994
Paget
Steve Ach noted that the key issue in creating possible commercial areas is
working around the existing single family homes in the area. In addition, the
commercial areas should have minimized impact on surrounding residential area.
Ken Williams, 19762 Brentwood Lane, questioned how the public notification
procedure is handled. He expressed his concern that he and his neighbors would
like to be notified earlier of these meetings. Chair Minton explained that the
meeting notices are published twice in the Star News, and offered an apology to
Mr. Williams that that the mailed notice included in the utility billing was sent out
later than expected.
5. Introduction of Central Planning Area
5.1. General Characteristics
Steve Ach reviewed the boundaries, transportation routes and land uses of the
Central Planning Area. He also reviewed the breakdown by number of acres of
residential, commercial and industrial property in the Central Planning Area, both
developed and undeveloped. Steve provided maps showing the existing
residential development, shoreland/wetlands, and the wooded areas.
The following areas were reviewed and discussed at this time
Area # 1 - Corridor extending north of downtown area along both sides of
Jackson Street up to School Street. Three areas to evaluate zoning:
(a) Vacant property on west side of Jackson (adjacent to Lions Park) up to Morrell
Trucking; currently zoned C2.
(b) Morrell Trucking property at southwest corner of School and Jackson; current
zoned R4 (Multi -family); non -conforming; does not allow truck terminals as a
permitted or conditional us.
(c) East side of Jackson currently zoned R4; allows single-family as permitted use.
Multi -family zoning may be incompatible with existing single-family homes.
Mary Eberley expressed her concern regarding the concentration of multi -family
in area in question.
Mary McDevitt expressed her concern regarding the traffic on School Street, with
continued multi -family growth.
Discussion on R4 Zoning f Items b & cl
Jeanne Eggert, 19319 Oxford Street, expressed her concern that the view of Lions'
Park not be blocked by buildings over 2 stories high.
Lola Driessen, 324 Main Street, expressed her concern that more multi -family
housing will create additional traffic problems in the School Street/Jackson
Avenue area.
steering Committee Minutes
December 1, 1994
Page
John Weicht, 13330 Islandview Drive, stated that he felt multi -family housing traffic
would less be hazardous than the traffic created by Morrell Trucking, and also,
that Lions' Park would be an asset to multi -family housing by providing a place for
children to play. He added that he is in favor of leaving the area in question
zoned R4 to provided a buffer in heavy traffic areas. He stated that it would be
very undesirable to build single or two-family homes in that area.
Mary Eberley, Committee Member, stated that a mix of office -type uses would
better suit the area.
Pat Dwyer, Committee Member, stated that the City needs to address the
number of apartment units currently in the City when reviewing areas zoned R4.
Discussion on C2 Zoning (Item al
Pat Dwyer, Committee Member, stated that he felt this area should be an
extension of the park. Hank Duitsman, Committee Member, stated that it may
be possible for the City to obtain the property for a park, depending upon an
appraisal of the site. He added that if the City were to spend the money to
convert the property to bail fields, he would expect the fields would be turned
over to the Park Commission for management. Dave Anderson, Committee
Member, stated that the Park and Recreation Commission would want to be able
to schedule usage of the ball fields. John Weicht, resident and member of the
Lions Club, noted that the Lions Club prefers that Lions Park remain an
unscheduled usage park, so that it is open to anyone in the City that wants to use
it.
Mike Dwyer, resident, stated that he feels soil borings would prove that the land
in question is not suitable for anything other than a park.
Shawn Donais, resident, stated that he felt it would make sense to purchase the
property if it were going to be used for ball fields, but not if it were to be left an
open area because he did not feel it would be used enough to justify the
expense.
Area #2 - South of Main Street, west side of Highway 169, County Ditch #10
bisects the area. Currently vacant except for one existing office. North quarter
zoned C3 and southern 3/4 zoned R3. There has been some commercial interest
in the property as well as interest from United Power Association. A rezoning
would be necessary for any of these requests.
Mary Eberley, Committee Member, questioned the amount of site preparation
needed. Chris Kreger stated that it mainly would consist of filling the site. Chair
Minton stated that he felt it was a valuable site for future development.
Area #3 - This property is bordered on the west and north by Highway 169 and
County Road #12. Vacant for the most part except for the mobile home park
and a few single family homes. Development constraints include relocating the
mobile home park, major above -ground utilities, wetlands, traffic and storm
drainage. A land use plan amendment and rezoning would be necessary for
commercial development.
Steering Committee Minutes
December 1, 1994
Page
Chair Minton questioned why the area was zoned PUD. Mary Eberley
commented that it was probably due to the intent to develop the area with
caution when considering the wetlands.
Area #4 and #5 - Both within the Highway 169 growth corridor. Area #5 is part of
the Hillside Estate development, proposed for commercial development along
Highway 169 and residential to the east, under a Planned Unit Development.
Area #4 covers Outlot A of Brentwood Addition owned by Dennis Anderson.
Anderson made application for a land use plan change to Highway Business and
rezoning to C3 (Highway Commercial). As a result of issues in staffs report and
testimony from surrounding residents opposing the applications at the public
hearing, the Planning Commission recommended denial of the requests. Mr.
Anderson requested withdrawing the application before proceeding to the City
Council until further input was received from the Steering Committee in updating
the Growth Management Plan. Information was provided by Mr. Anderson for
the Steering Committee's review, as well as staff' report to the Planning
Commission on this issue.
Dennis Anderson, local developer and resident, explained that Outlot A was set
aside 15 years ago for commercial use and felt the timing was right to begin
development. Mr. Anderson explained that he owns 2 lots in Ridgewood East
which could be utilized for traffic flow to the site.
Ken Williams, 19762 Brentwood Lane, stated that when he purchased his four lots
in Brentwood 15 years ago, it was made clear to him that Outlot A was intended
for some type of commercial highway business use. He stated that he was
confident Mr. Anderson would develop the site in a manner that would be an
asset to the community and not be detrimental to the value of his property. He
stated that he strongly favored commercial development over multi -family
housing for the site. Mr. Williams also urged the Committee to consider what
happened in Brooklyn Park with the amount of high density -low income housing
and not to let that happen in Elk River. Mr. Williams also expressed his concern
that his comments were misrepresented in the Planning Commission minutes on
this matter which stated he opposed commercial development. He stated that
his comments related to the fact that he understood his neighbors' concerns but
that he did not oppose Mr. Anderson's proposal.
The property is currently zoned R I c with 10,000 square foot lots with city water
and sewer.
Rick Foster, local developer and resident, stated that there is a high demand for
highway commercial. He explained that his property on the east side of
Highway 169 and Mr. Anderson's on the west side totaled approximately 40
acres. Mr. Foster encouraged the Steering Committee to consider the benefits for
the City, County and school district, as commercial property pays for itself five (5)
times more than residential.
Bob Sturgis, 11789 197th Avenue, Brentwood, expressed his concern that the
commercial development continues to extend north up Highway 169 with no end
r in site. He stated his opposed to the type of commercial development located
Steering Committee Minutes
December 1, 1994
Page s
on Dodge Avenue. He urged the Steering Committee to carefully consider what
the area will be like in 15 to 20 years. Mr. Sturgis also stated he is concerned that
the roads in the area proposed for commercial development by Mr. Anderson will
not stand up to the traffic that will be generated.
John Weicht, local developer and resident, stated that he was in favor of the C3
zoning and that the proposed commercial areas on both sides of Highway 169
could be designed to accommodate the traffic. He added that he understood
that the Elk Park Center commercial development entity will be contributing in
excess of $1 million in taxes a year, and the subject 40 acres east and west of
Highway 169 could generate a comparable amount, if zoned commercial. Mr.
Weicht explained that he felt the access from Highway 169 to 197th could be
refigured for commercial traffic, even if it meant relocating residential property.
Gale Anderson, Brentwood resident, expressed her concern that her home would
be directly affected by commercial development and traffic from Outlot A.
Merry Sipe, Committee Member, questioned whether or not all property owners
had access to information regarding the future development of Outlot A.
Dennis Anderson, developer, referred the Committee to the first item in the
protective covenants document which exempts Outlot A for residential purposes.
He noted that the covenants are filed with every abstract for the Brentwood
Development.
Gale Anderson, Brentwood resident, expressed her concern that the hill on Outlot
A served as a buffer and later was mined out to make it flat. She also expressed
concern how quickly the commercial zoning east of Highway 169 was done.
Steve Ach explained that the zoning is PUD with a commercial land use.
Pat Dwyer, Committee Member, explained that those people that purchased
property after the Brentwood was platted were made aware of the potential
development of Outlot A, but those purchasing prior to the Brentwood platting
would have not had that information and had no idea their residential streets
may someday become part of traffic flow to a commercial development.
Morly Glines, Committee Member, noted that the Ridgewood East area was
developed under the old township, and Brentwood area was platted after the
consolidation.
Ken Williams, 19762 Brentwood Lane, stated that he was in favor of a quality
commercial development.
Discussion followed regarding the proposed roads and existing roads needed to
access the commercial development. Steve Ach stated that the distance from
Irving Street to Highway 169 will be a critical element. Anderson stated that he
felt there would be adequate stacking area on 197th for traffic moving between
Irving and Highway 169.
Gale Anderson requested that adequate notice be given when a proposal from
the developer, Dennis Anderson, is brought forward to the City for consideration.
Steering Committee Minutes
December 1, 1994
Paget
Jeanne Eggert, 19319 Oxford Street, stated that when she moved to the area 17
years ago, she assumed the Outlot A area would one day be commercial, simply
because of its close proximity to Highway 169. She also expressed her concern
that the City carefully consider decreasing the amount of existing multi -family
zoning. She cited problems in the Brooklyn Park area from the intense multi-
family -low-income housing, and does not want to see that happen in Elk River.
Bob Sturgis stated that he was not against commercial development but urged
the Committee to push for high standards in the types of uses and appearance of
the development.
Ken Williams expressed his concern for high quality development in the City.
Barb Miracle, resident, questioned whether or not there are any plans for further
commercial development in the area located north of Beaudry Express at the
intersection of Highway 10 and Proctor. Steve Ach stated that the property is
owned by Beaudry Oil and that some interest has been expressed in developing
it in the future, but that there are no specific plans at this time.
John Weicht requested that the Committee consider rezoning approximately 17
acres west and north of St. Andrew's Cemetery from R I c and R3 to R2, or possibly,
PUD. He stated that owners of this property were interested in developing the
property with quality ($150,000+ per unit) twin homes. He also explained that a
small corner of the property at Jackson and Highland would possibiy be a good
location for some type of office use, due to the high traffic at that intersection.
Jeanne Eggert questioned whether or not the City could control the quality of
twin homes the would be built. Chair Minton stated that the City is limited to
enforcing health and safety issues, not quality and value (price) of the homes.
John Weicht explained that the type of twin home he is proposing would be
similar but upscale to the twin homes just north of the TLC Daycare at Proctor and
County Road 1.
Mr. Weicht provided further information regarding proposed roadways, extension
of water and sewer, and hiking and biking trails.
At this time, Chair Minton welcomed the government students from the high
school in attendance: Shawn Sanborn, Kirsten Austin and Jerry Krueger.
Ken Williams, resident, commented that he hopes that the Planning Commission
and City Council are aware of the position the City has in attracting new
businesses to Elk River, in that they can control the level and quality of
development that occurs.
Other Business
Tom Harmes, resident, questioned what kind of housing inspection program was
planned. Steve Ach explained that it would be done through the building
department, and was geared toward health and safety issues for multi -family
residential property, as well as commercial and industrial.
Steering Committee Minutes
December 1, 1994
8. Future Meeting
Pages
The next meeting of the Steering Committee will be held Thursday, January 12,
1995, at 7:00 p.m. to discuss the Southeast Planning Area.
CHRIS KREGER MOVED TO ADJOURN THE STEERING COMMITTEE MEETING. MARY
EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 11-0.
The meeting of the Elk River Steering Committee adjourned at 8:20 p.m.
Respectfully submitted,
LAA11
Debbie Kleckner
Recording Secretary