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April 22, 1995 Steering Committee MinutesAPPROVED MEETING OF THE ELK RIVER STEERING COMMITTEE HELD AT ELK RIVER CITY HALL APRIL 20, 1995 Members Present: Chair Minton, Committee Members Dick Hinkle, Dave Anderson, Mark Lucas, Mary Eberley, Pat Dwyer, Arne Engstrom, Keith Holme, Lloyd Barthel, Marly Glines and Chris Kreger. Hank Duitsman arrived at 7:05 p.m. Members Absent: Merry Sipe, Bill Birrenkott and Mary McDevitt Staff Present: Steve Ach, City Planner; Bill Rubin, EDA Executive Director, Terry Maurer, City Engineer; Debbie Kleckner, Recording Secretary Call Meeting To Order The April 20, 1995 meeting of the Elk River Comprehensive Plan Steering Committee was called to order at 7 p.m. by Chair Minton. 2. Consider 4/20/95 Steerina Commiffee Agenda CHRIS KREGER MOVED TO APPROVE THE 4/20/95 STEERING COMMITTEE AGENDA. DAVE ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 11-0. 3. Consider Steering Committee Minutes March 23, 1995 Minutes DICK HINKLE MOVED TO APPROVE THE MARCH 23, 1995 STEERING COMMITTEE MINUTES. PAT DWYER SECONDED THE MOTION. THE MOTION CARRIED 12-0. April 6, 1996 Minutes The following correction was noted: Page 5, Paragraph 5, first line, add the word, "the" before the word "charge". MARY EBERLEY MOVED TO APPROVE THE APRIL 6, 1995 STEERING COMMITTEE MINUTES AS AMENDED. MARK LUCAS SECONDED THE MOTION. THE MOTION CARRIED 12-0. 4. Consider Commercial Development Staff presentation by Steve Ach. Steve reviewed the inventory of commercial property in the City, citing locations and number of acres in each area. He stated that 469 acres has been developed and 377 acres are available for future development. Steve explained that in using a high absorption rate of 14 acres per year, there are 26.9 years worth of commercial property. In estimating a low absorption rate of 2 acres per year, there would be approximately 188.5 Steering Committee Minutes April20, 1995 Page 2 worth of commercial property. 375 acres of commercial property are located within the current urban service area and 499 acres are outside of it. In response to Chair Minton's question, Steve estimated that approximately 100 acres of commercial were absorbed last year including Elk Park Center, although it has not been fully developed. EDA Executive Director Bill Rubin provided an overview of the Elk River Central Business District (CBD), highlighting the following topics: A. Review/define CBD boundaries - Defined the core area and extensions which include the East Main Street office corridor, Railroad Drive/3rd Street NW area, and the Jackson Avenue corridor. He identified the Mississippi River, the Otsego bridge, U.S. Highway 10 and the railroad tracks as constraints to development in the central business district, but added that they contribute to defining a central focus for the downtown. B. Existing Uses in the CBD - Bill identified existing uses including financial institutions, drug stores, automotive, professional , hospitality, medical providers, and other services providers. C. Preservation of CBD's Character- Although the CBD lacks true historical buildings, other characteristics can be implemented to create and sense of place such as signage, lighting, sidewalks, streetscapes, landscaping, etc. D. Parking Issues - Bill described the existing municipal lots. He noted that it is not practical for existing businesses in the core area to provide of -street parking, but that minimal parking standards should be required when reviewing businesses just outside the core. Further out, commercial users could be required to meet or exceed the city's standards. He suggested that the city/HRA should consider adding off-street parking in the CBD. E. Riverfront Initiatives - High priority should be placed on the river pathway project which will add to the CBD's character, reinforce the community's sense of place, create a place for activity, and establish the basis for a showpiece in the city's multi -base trail system. Redevelopment Opportunities - These sites include: -Northwest corner of King and Main -Southeast corner of Lowell and Main -Highway 10 corridor from Main Street/10 intersection to Proctor and 10 -Jackson Avenue -Railroad Drive-4th Street triangle -Railroad Drive/3rd Street towards Gates Avenue -East Main Street Bill also mentioned the Morrell site as a possible extension of the C2 district for redevelopment. Mary Eberley suggested that design standards be established for the downtown area to identify its character. Bill added that these standards could tie into the river pathway theme. Steering Committee Minutes April 20, 1995 Page 3 Chair Minton stated that the City Council has indicated they would like the Steering Committee to address the parking requirements in the downtown area and perhaps provide some relief to encourage development/redevelopment activity. Chair Minton opened the meeting for comments from the public at this time. Phil Johnson, 19440 Holt Street, stated that there were a number of residents in attendance from the Brentwood area that want to know what is being proposed for Dennis Anderson's property (Outlot A), how it fits with the current land use plan, and the role of the Steering Committee in addressing this issue. Steve Ach explained that Outlot A has been included in the areas to be considered for possible changes in land use to commercial. He stated that there are two properties on either side of Highway 169 which are currently zoned residential. The property on the west is zoned R 1 c (10,000 square foot lots) and is located within the current urban service district. The property on the east side of Highway 169 is currently zoned R 1 e (20,000 square foot lots). The entire area has be discussed for an overall planned unit development, and preliminary plans have identified this area as a potential commercial area. The property has not been rezoned at this time. Steve explained that an application for Outlot A will be reviewed by the Planning Commission on Tuesday, April 25th, to rezone the property to PUD with an underlying commercial land use. The proposal includes a 120,000 square foot retail facility on the 17 acre parcel. Chair Minton noted that the Committee has received a copy of the covenants for the Brentwood Addition and a letter from Councilmembers that served at the time Brentwood was platting, stating that the intent was that Outlot A be used for commercial development. Also, he stated that they have testimony from residents. Mr. Johnson's questioned whether there was record in the minutes if the Councilmembers' intent that Outlot A be commercial in the future. Chair Minton stated that the intention was not stated in the minutes. Arne Engstrom stated that he served on the Council at that time, and it was his recollection that Outlot A was pulled from the residential part of the plat, and reserved for commercial use in the future when city water and sewer became available. Hank Duitsman, who also served on the Council at that time, agreed with Arne Engstrom's comments. Mr. Johnson questioned whether the intentions were valid if they were not in the official minutes. Chair Minton stated that the minutes could be researched further. Discussion followed regarding the Brentwood covenants. Mark Lucas read from the covenants as follows: "no lot other that Outlot A shall be used except for residential purposes." A resident commented that it was deceiving to intend that something be commercial and zone it residential until all the lots around it are bought up and Steering Committee Minutes April20, 1995 then change it. She stated that it does not seem right that if Outlot A was intended to be commercial that it was not changed at that time. Page 4 Dick Hinkle stated he served on the Planning Commission at the time in question, and that the conversation as he remembered was that someday the outlot would be commercial. He explained that the minutes were not as detailed at that time since they were not recorded, and were prepared from the notes of someone listening to the meeting. Dick stated that he stated that the property was not rezoned to residential, because it had always been residential. He concluded by stating that it was the intent that the outlot would be commercial, whether or not the minutes reflected the conversation. A resident stated that she had not found any reference to Outlot A being used for commercial purposes in the future, and questioned how intentions could be verified if the minutes did not reflect it. Chris Kreger stated that as a contractor in the Brentwood Subdivision, and it was clearly his understanding that the outlot would be used for commercial purposes. He explained that the Planning Commission's charge Tuesday will be to determine if it is appropriate to change the zoning to commercial now. A resident questioned whether or not a topographic map was available which showed the outlot area at the time Brentwood was platted. He questioned whether the outlot was left out of the residential plat because of the steep slope it had. Hank Duitsman stated that the Council granted approval to mine Outlot A at the time Brentwood was platted. A resident of the Brentwood expressed his objection to commercial development of Outlot A. He stated he would not have bought his lot two years ago if he known what the plans were for the outlot. He stated that in coming from the military, he chose the home in Brentwood for the peace and quiet, and that if this proposal goes through, he will be forced to look at a large commercial building and a parking lot. A resident questioned how they could research intentions of people when looking at property. Bob Sturgis, resident on 197th Avenue, Brentwood Addition, stated that at previous meetings on this issue, residents were led to believe that the property owner was proposing a smaller type neighborhood commercial use, not a 120,000 square foot building. He expressed his objection to changing the zoning from residential. He stated that he felt the commercial zone change would destroy their neighborhood. Mr. Sturgis expressed his support for the idea to preserve the downtown and the river pathway concept. Dale Miller, 197th Avenue, stated that he was told Dennis Anderson when he purchased his lot that it would be used for a park or possibly townhomes. A resident who lives across from Outlot A stated that they were also told the lot would be used for a park or townhomes. She stated that the idea of a neighborhood convenience -type use appeals to her much more than what Dennis Anderson is proposing. She expressed her concern that once the lot is Steering Committee Minutes April 20, 1995 Page 5 rezoned to commercial, the residents lose all their say in what type of commercial goes in. A resident questioned how mining could be done in a residential zoned area. Chair Minton stated that it is not uncommon to allow gravel mining in areas that have an underlying residential zoning. John Polden, 11751 196th Street NW, stated that he dealt with Mrs. Anderson when purchasing his lot at 196th and Irving. He said she stated that the outlot would be used for their retirement and one day they would make the lot into a park. He expressed his objection to the proposed commercial development. A resident on 197th stated that he was also told Outlot A would be used for multi- family, with a park and playground. He stated that he felt the residents were misled until all the lots were sold and now he wants to change it. He questioned if Mr. Anderson knew his intent, why was the zone change not requested in 1982, 1983 or 1984, after the mining was done. He stated he felt the lots near Outlot A would not have sold if the rezoning had been done at that time. He expressed his objection to the zone change. Michael Fox, 11747 197th Avenue NW, questioned whether the Committee will be responsive to the residents of the neighborhood or to the developers. A resident of the Brentwood Addition stated he was told the property would be developed with townhomes in the $125,000-$140,000 range. He stated he would like to go on record as being against the proposal. A resident questioned the difference would be in value of the land whether it was residential or commercial. Chair Minton stated that he would ask that this issue not be discussed by the Steering Committee, since it would be brought up before the Planning Commission next Tuesday. A resident requested that the Steering Committee request the Planning Commission to table this application until the Comprehensive Plan is completed. Chair Minton stated that there are legal requirements to act on Mr. Anderson's request in a timely manner. Another resident questioned how many times Mr. Anderson would be able to make requests for zoning changes. Steve Ach explained that if a request is denied, he would not be able to reapply for a period of one year. Chair Minton stated that he would be able to request another type of zoning if the current request were denied. A resident questioned what the difference in taxes would be if the property were residential vs. commercial. Chair Minton explained that property taxes are determined by use, not by zoning. Dick Hinkle questioned whether or not there may be legal ramifications if the Steering Committee does not make a recommendation on the property. Chair Minton stated that it is his preference that no action be taken, but that if any of the Steering Committee members wish to act on the issue, he would preside over the action. Steering Committee Minutes April 20, 1995 Page 6 Chris Kreger explained that he and Chair Minton served on the Planning Commission and would carry forward the information they received tonight in order to make a decision Tuesday night. John Polden questioned the Steering Committee's role in making recommendations. Chair Minton stated that the Committee will be developing broad goals and policies on a number of issues which will be presented to the Planning Commission and City Council in one package. The Planning Commission and City Council will then hold public hearings before the Plan will be adopted. Mr. Polden recommended that the City purchase the property from Mr. Anderson and develop it as a municipal park and swimming pool. Mark Martin, resident on 205th Avenue NW, encouraged residents to attend the Steering Committee meetings if they care about their community in general, and not just specific issues that relate to only themselves. Kent Peabody, resident on 200th Avenue NW, expressed his concern that citizens be aware of what it going on their city. A resident asked that the Steering Committee make a motion to table this issue. Chair Minton requested that staff have the minutes of this meeting made available to the Planning Commission at Tuesday night's meeting. Steve Ach stated that the reason the information on the two areas located on Highway 169 was in the Committee's packet was to determine which direction should commercial development continue; should it extend further north along Highway 169. He stated that it is unlikely that sewer and water will extend past 197th Avenue. Steve explained the extension of the urban service area east and west on Highway 10. He stated that the Highway 10 corridor is mainly comprised of industrial area, business park and limited types of commercial uses such as convenience -service type uses. Chair Minton stressed the importance of setting land aside for industrial use long in advance. He explained that enough land must be preserved for business and industry to keep taxes in balance and to provide balanced growth in the City. A resident questioned the why the property was not rezoned to commercial if the intent was commercial. Ted Travica, 19702 Irving Street, stated he feels the residential quality of life is changing since he moved here. He expressed his concern that all the trees are being cut down as the commercial development continues northward. He questioned why the residential development was allowed on Highway 169 if it is to be commercial. He urged that the Committee turn down the request to rezone Outlot A to commercial. Steering Committee Minutes April 20, 1995 Page 7 A resident stated that the Focus Area Study refers to the area in the northeast corner of 193rd and Highway 169 as one of Elk River's natural treasures. He noted that some of this area has already been taken by Sax Foods. He stated that he would like to see that area and the area north of there preserved and not allow clear cutting. Discussion followed regarding commercial opportunities on the Highway 10 corridor. Steve stated that it appears there may not be enough industrial and some shifting of land uses may need to be done. A resident questioned whether or not the Steering Committee could request the Planning Commission to table the Outlot A issue. Chair Minton stated that the Steering Committee did not have that authority. Arne Engstrom questioned what the nature of Mr. Anderson's request. He stated that although he understood that use of Outlot A would be something other than residential, he did not feel he could support such a large project. Dick Hinkle stated that what was intended in 1981 has no bearing on the Planning Commission's decision today, since times and conditions have changed. He also stated that Mn/DOT has informed them there will be no more accesses onto Highway 169 north until 197th Avenue, and questioned how the property will be accessed. Arne Engstrom stated that the residents may be more receptive to a smaller project in the future. Discussion followed regarding the absorption rate. Mary Eberley stated that she felt the 14 acres per year was too low, and that 30 acres would be more appropriate. Arne Engstrom stated that he feels the developer demand is shaping the community, not the people who live here. Hank Duitsman stated that the commercial developers want to be on Highway 169 because marketing studies indicate that is where they should be. He explained that it is more important to determine where the industrial areas should be and then decide the location of commercial. Steve Ach reviewed the inventory of industrial -zoned property. He noted that the majority of this property is not accessible to water and sewer. Also, the 140 acres of gravel mining property is not included in the inventory since it is outside the urban service district. Hank Duitsman stated that the Committee needs to consider the zoning of the Northern Con-Agg property, since it will likely be mined out in 7 -8 years. Chris Kreger stated that he felt all the gravel districts should be changed to industrial, since it would be easier to turn it back to residential later than attempt to zone it industrial later. Dick Hinkle stated that it would be difficult to down -zone. Hank Duitsman stated he would like to review the Highway 10 area first and then determine if more industrial is needed. Steering Committee Minutes April20, 1995 Page 8 Chair Minton questioned whether water and sewer would ever get out to the gravel mining areas. Chris Kreger stated that he did not feel it would. Chris suggested that a second wastewater treatment facility could possibly be built. Steve then defined the industrial property on Highway 10. Pat Dwyer stated that the property located near the railroad tracks is not suitable for residential and would be better used for industrial, but that water and sewer would be needed. Discussion followed regarding the Cargill property. Rita Schmal, representative for Cargill, stated that Cargill has no intentions of moving out or developing their property at any time in the future. She added that Cargill presently farms 450 acres of the 900 acre site. Steve Ach stated he has received information from the city of Ramsey which indicate plans to extend sewer and water west along Highway 10, as well as plans for a service road from 153rd to Jarvis. He explained the possibly of lower intensity uses such as used car dealers, etc. currently in Ramsey, relocating along Highway 10 in Elk River. Steve stated that the city may wish to consider how they will deal with these uses, should businesses such as pawn shops and gun shops decide to relocate in with Elk River's city limits. Robin Tuttle, resident on Ranch Road, used a map to display how large the mining area is in central Elk River. She expressed her concern that these areas not be zoned industrial and questioned why the Committee feels the City needs so much industrial. Arne Engstrom explained that the taxes from industrial and commercial support residential demand for services, such as courts, social services, jails, etc. Discussion followed regarding reclamation uses for mining property Further discussion regarding available industrial property in Elk River within the current urban service district, as well as possible areas that could be converted from the present land use designation for industrial. Arne Engstrom suggested that property located near Industrial Hardfacing as possibility for industrial sites, since it was near city water and sewer. Marly Glines expressed his concern for truck traffic in that area. Jeff Hendrickson, resident on south Highway 10, expressed his concern that the Committee needs focus on the downtown area, and also to protect the river. Arne Engstrom suggested the possibility of constructing a smaller wastewater treatment facility in the southeast corner of the City, along with a water tower to service industrial users. Steve Ach suggested the possibility of cooperative services being extended from Ramsey to service the southeast area. Steering Committee Minutes April20, 1995 Page 9 Chair Minton stated that it appears the Committee needs to identify another area for industrial use. Pat Dwyer suggested that the Rail 10 Industrial Park could be extended south from 173rd to 171st. Marly Glines suggested the City consider trading city property for the approximately 40 acre parcel owned by Cargill located behind Ebner's Bait and Houle's. Chair Minton asked that staff prepare additional recommendations or alternatives for industrial development. Discussion followed regarding possibilities for industrial property on east Highway 10. Dick Hinkle suggested that water and sewer be extended to 165th. He noted that Mn/DOT is considering placing a semaphore at the Highway 10/165th Avenue intersection. He stated that industry can occur with private septic systems but that water is needed for fire protection. This could be accomplished by adding an additional water tower. He stated that he felt the industry should pay for the improvements and not Cargill or anyone else in the way of it. He felt there are areas along Jarvis that may be possibilities. Pat felt that industry should begin more toward the City. Dick stated that it will be a long time before sewer and water is extended there. He suggested an industrial park could be done like the one in Princeton, with its own water tower. Hank stated that a forcemain down Highway 10 would be less than a septic system. Chris Kreger suggested that Steve Ach prepare maps showing some of the ideas presented to discuss at the next meeting. General discussion followed regarding the importance of setting aside industrial property, and projected growth of Elk River. Tentative Schedule of Upcoming Meetings Schedule was reviewed. 8. Other Business Chair Minton requested that letters from Mark Martin, Scott Brabec, and Roger and Jean Eull, be entered into the official record. Future Meeting The next meeting of the Elk River Comprehensive Plan Steering Committee will be Thursday, April 20, 1995 at 7:00 p.m. 10. Adjournment ARNE ENGSTROM MOVED TO ADJOURN THE MEETING. DAVE ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 12-0. Respectfully submitted, Steering Committee Minutes April20, 1995 Debbie Kleckner / Recording Secretary Page 10