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02-24-1998 PC MIN . . . &,~~@W~~ MEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, FEBRUARY 24,1998 Members Present: Chair Mesich, Commissioners Cote, Kuester, Morris and Thompson Members Absent: Commissioner Anderson Staff Present: Steven B. Ach, City Planner; Scott Harlicker, Assistant Planner; Paul Steinman, Economic Development Executive Director; Debbie Huebner, Recording Secretary 2.. Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order at 6:33 p.m. by Chair Mesich. Consider 2/24/98 Planning'lCommiSsion Agenda: COMMISSIONER THOMPSON MOVED TO APPROVE THE FEBRUARY 24, 1998 PLANNING COMMISSION AGENDA. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. COMMISSIONER THOMPSON MOVED TO APPROVE THE JANUARY 27, 1998 MINUTES. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. PlanninaGommissionReoresentative to Attend3/16198Citv Council Meetina Commissioner Cote will attend the March 16, 1998 City Council Meeting. Paul Steinman, Director of Economic Development, explained that the Planning Commission is asked review the Modification to Tax Increment Financing (T.I.F.) Plan No. and the T.I.F. Plan for District No. 18 for conformance with the City's Comprehensive Plan. Chair Mesich asked the project was not completed would the City still want the T.I.F. area designated. Paul indicated the plan could be decertified. COMMISSIONER THOMPSON MOVED TO APPROVE RESOLUTION NO. 98--, FINDING THAT THE MODIFICATION TO THE DEVELOPMENT PROGRAM FOR MUNICIPAL DEVELOPMENT DISTRICT NO.1 AND THE ADOPTION OF THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 18 CONFORM TO Planning Commission Minutes February 24. 1998 Page 2 . THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-0. Commissioner Thompson was excused from discussion and action on this item due to a conflict of interest. staff report by Scott Harlicker. Paul Krause has requested a conditional use permit for the construction of a storage building at Pinewood Golf Course (182nd Avenue and Waco Street). The proposed 32'x48' building will be located adjacent to the existing club house. This item was tabled by the Planning Commission at their November 25, 19987 meeting to allow the applicant an opportunity to respond to adjacent property owners' comments regarding errant golf balls. This items was tabled because Mr. Krause was unable to attend the December 23, 1997 and January 27, 1998 meetings. Staff recommends approval of the request with the conditions outlined in the staff report. Commissioner Kuester asked if the proposed building would be brown metal. Paul Krause, applicant, indicated the proposed building and the existing building will both be finished with a light stone color metal with dark green trim. Mr. Krause explained he plans to move the tee at the NO.2 hole in order to reduce the number of balls hit into neighboring residences. Mr. Krause felt placing nets at the tee boxes would not work. . Chair Mesich opened the public hearing. Wade Malcom, 14189182nd Avenue NW, indicated he has had a broken window and table and has had several hundred golf balls hit into his yard from Hole No.6. Charlie Berger, 14209182nd Avenue NW, felt nets at the No.6 tee box would help the problems he is experiencing. Mr. Berger indicated he also has had a broken window and has many dents in his aluminum siding. He stated he has had to quit gardening because he does not feel it is safe to be in his backyard. Mr. Berger indicated he has placed nets over his decks in order to use them without being hit by golf balls. Charles Johnson, 14146 182nd Avenue, stated he lives by the No.2 hole and he has experienced broken windows and tables and has numerous dents in his metal siding. Mr. Johnson indicated he received a variance from the City to put up a large net in his yard, but has not done so because he feels this should be the responsibility of the golf course property owner. There being no further comments from the public, Chair Mesich closed the public hearing. . Discussion followed regarding options to reduce the number of golf balls being hit onto the adjacent residents' lots. The residents felt placement of a net would address the problem. Mr. Krause agreed to place a net in the most beneficial location for the No. 6 hole and will reposition the No.2 tee box. If the problems continue at No.2, Mr. Krause agreed to place a net there, as well. . . . Planning Commission Minutes February 24. 1998 Page 3 COMMISSIONER KUESTER MOVED TO RECOMMEND APPROVAL OF THE REQUEST FOR A CONDITIONAL USE PERMIT BY PAUL KRAUSE FOR PINEWOOD GOLF COURSE, PUBLIC HEARING CASE NO. CU 97-28, WITH THE FOLLOWING CONDITIONS: 1. ELEVATIONS OF THE PROPOSED BUILDING SHALL BE PROVIDED FOR REVIEW AND APPROVAL BY STAFF. 2. THE EXISTING BUILDING SHALL BE PAINTED AND REPAIRED AS NEEDED. 3. A LANDSCAPING PLAN SHALL BE PROVIDED FOR REVIEW AND APPROVAL BY STAFF. THE PLAN SHOULD CONCENTRATE LANDSCAPING THE AREA AROUND THE PROPOSED BUILDING. 4. THE SITE SHALL BE CLEANED UP AND NO OUTDOOR STORAGE ALLOWED. 5. THE DUMPSTER SHALL BE KEPT INSIDE THE PROPOSED BUILDING OR OUTSIDE WITHIN AN APPROVED ENCLOSURE. 6. THE APPLICANT SHALL CONTACT ELK RIVER UTILITIES REGARDING MOVING OVERHEAD WIRES AND WILL BE RESPONSIBLE FOR THE COST OF MOVING THOSE WIRES. 7. PRIOR TO RECEIVING A BUILDING PERMIT FOR THE PROPOSED STORAGE BUILDING, THE APPLICANT SHALL WORK WITH RESIDENTS AND THE CITY TO IDENTIFY PROBLEM AREAS ASSOCIATED WITH GOLF BALLS BEING HIT ON TO ADJACENT RESIDENTIAL LOTS AND STREETS. MR. KRAUSE SHALL BE ALLOWED TO PLACE A NET/FENCE OF SUFFICIENT HEIGHT TO ADDRESS PROBLEM AREAS. 8. PARKING SHALL BE CONFINED TO PAVED AREAS, NO PARKING SHALL OCCUR ON LANDSCAPED AREAS. THE MOTION DIED FOR LACK OF A SECOND. COMMISSIONER COTE MOVED TO RECOMMEND APPROVAL OF THE REQUEST FOR A CONDITIONAL USE PERMIT BY PAUL KRAUSE FOR PINEWOOD GOLF COURSE, PUBLIC HEARING CASE NO. CU 97-28, WITH THE FOLLOWING CONDITIONS: 1. ELEVATIONS OF THE PROPOSED BUILDING SHALL BE PROVIDED FOR REVIEW AND APPROVAL BY STAFF. 2. THE EXISTING BUILDING SHALL BE PAINTED AND REPAIRED AS NEEDED. 3. A LANDSCAPING PLAN SHALL BE PROVIDED FOR REVIEW AND APPROVAL BY STAFF. THE PLAN SHOULD CONCENTRATE LANDSCAPING THE AREA AROUND THE PROPOSED BUILDING. 4. THE SITE SHALL BE CLEANED UP AND NO OUTDOOR STORAGE ALLOWED. 5. THE DUMPSTER SHALL BE KEPT INSIDE THE PROPOSED BUILDING OR OUTSIDE WITHIN AN APPROVED ENCLOSURE. . . . Planning Commission Minutes February 24. 1998 Page 4 6. THE APPLICANT SHALL CONTACT ELK RIVER UTILITIES REGARDING MOVING OVERHEAD WIRES AND WILL BE RESPONSIBLE FOR THE COST OF MOVING THOSE WIRES. 7. PARKING SHALL BE CONFINED TO PAVED AREAS; NO PARKING SHALL OCCUR ON LANDSCAPED AREAS. THE MOTION DIED FOR LACK OF A SECOND. COMMISSIONER MORRIS MOVE TO RECOMMEND APPROVAL OF THE REQUEST FOR A CONDTIIONAL USE PERMIT BY PAUL KRAUSE FOR PINEWOOD GOLF COURSE, PUBLIC HEARING CASE NO. CU 97.28, WITH THE FOLLOWING CONDITIONS: 1. ELEVATIONS OF THE PROPOSED BUILDING SHALL BE PROVIDED FOR REVIEW AND APPROVAL BY STAFF. 2. THE EXISTING BUILDING SHALL BE PAINTED AND REPAIRED AS NEEDED. 3. A LANDSCAPING PLAN SHALL BE PROVIDED FOR REVIEW AND APPROVAL BY STAFF. THE PLAN SHOULD CONSENTRATE LANDSCSAPING THE AREA AROUND THE PROPOSED BUILDING. 4. THE SITE SHALL BE CLEANED UP AND NO OUTDOOR STORAGE ALLOWED. 5. THE DUMPSTER SHALL BE KEPT INSIDE THE PROPOSED BUILDING OR OUTSIDE WITHIN AN APPROVED ENCLOSURE. 6. THE APPLICANT SHALL CONTACT ELK RIVER UTILITIES REGARDING MOVING OVERHEAD WIRES AND WILL BE RESPONSIBLE FOR THE COST OF MOVING THOSE WIRES. 7. THE APPLICANT SHALL INSTALL A NET SYSTEM ON HOLE # 6 AND RELOCATE THE TEE BOX ON HOLE #2 TO MINIMIZE THE NUMBER OF STRAY GOLF BALLS STRIKING ADJACENT RESIDENTIAL LOTS. IF THE RELOCATED TEE BOX ON HOLE #2 IS NOT EFFECTIVE IN MINIMIZING THE NUMBER OF STRAY GOLF BALLS, A NET SYSTEM WILL BE INSTALLED. THE CONDITIONAL USE PERMIT SHALL INCLUDE THE INSTALLATION OF NET SYSTEMS WHERE NEEDED. 8. PARKING SHALL BE CONFINED TO PAVED AREAS, NO PARKING SHALL OCCUR ON LANDSCAPED AREAS. COMMISSIONER COTE SECONDED THE MOTION. THE MOTION CARRIED 5.0. Staff report by Steve Ach. The City of Elk River and Community Recreation are requesting a conditional use permit to operate a nonprofit commercial- recreational facility. The club will be located in the former Prairie House Restaurant at 600 Dodge Avenue. Staff recommends approval of the request with the 6 conditions outlined in the staff report. Planning Commission Minutes February 24. 1998 Page 5 . Jeff Asfahl, Area Recreation Director, provided background information leading up to their efforts to establish a recreation center at the subject site. Commissioner Kuester questioned how the proposed hours were determined. Mr. Asfahl stated the proposed hours are based on their experience and common sense. He felt there is a need for the after school time period (Monday through Thursday 3 - 8 p.m.) and that it would be appropriate to be open later on the weekends. Steve Ach noted that if the project moves forward, there may be other activities that could occur during the day and the hours would be subject to change. Commissioner Kuester questioned the language "management should encourage a smoke-free environment". Mr. Asfahl indicated the facility will be smoke-free. Chair Mesich opened the public hearing. Gary Santwire, representing commercial business owners surrounding the former Prairie House Restaurant site, requested the following conditions be included if the request is approved: 1. 2. 3. 4. The entire site be designated "smoke free"; not just the building Outside supervision be provided as necessary Lighting requirements as per the police department recommendations A t no time shall the facility or its operation have a detrimental affect on surrounding properties. Litter be picked up on the entire site on a daily or at least twice weekly basis. 5. . Earl Hohlen, 39 Main Street, indicated his experience in law enforcement proved teen centers to be unsuccessful. Janine Holmberg, 87 5th Street. felt it was important for the youth to have a place to go. Jenny Mulvany, Maple Grove resident, felt it was important the City give the youth an opportunity to have a place of their own. Daryl Norlund, 381 Line Avenue, expressed his support for the recreation center, and agreed the youth need a place to go. There being no further public comment, Chair Mesich closed the public hearing. Chair Mesich asked Paul Steinman, Executive Director of Economic Development. his opinion on use of the subject property as a recreation center. Paul stated the site has been vacant for some time and marketing efforts have not been successful thus far. He stated that if the proposed use is a viable option, it would be a good place to start. . Commissioner Kuester questioned the feasibility of Mr. Santwire's recommendations for additional conditions (Le., picking up litter on a daily basis, the use shall not have a detrimental affect on surrounding businesses). Steve Ach, City Planner. suggested general language could be included stating the site should be kept clean and litter picked up on a regular basis. He added that a Planning Commission Minutes February 24, 1998 Page 6 . detrimental affect on neighboring businesses is addressed in the ordinance and a review of the conditional use permit would be required. Chair Mesich indicated he has spoken with employees of businesses surrounding the Alternative Learning Center who are afraid to complain about the students for fear of retaliation. Jeff Asfahl indicated they will have the support and cooperation of the Police Department which will help to minimize the problem of smoking outside the building. Scott Harlicker asked what would be the target age group for the facility. Jeff Asfahl stated he would expect students in grades 5 through 9 to use the facility, but there may also be students of driving age. Michele Bergh, Community Recreation employee, explained how the smoking issue was successfully addressed during the intramural basketball and volleyball programs by setting the standards, having proper supervision and enforcement. Chair Mesich asked Jeff if any research was done to determine what other cities have opened a similar facility and how successful they were. Jeff indicated there is a successful operation in Anoka and a youth activity program in Maple Grove which is part of a community center. He felt the center would be successful because the students have been directly involved in what types of activities will be available. . Chair Mesich indicated when he was a part-time police officer in Circle Pines, a recreation centers for teens with pool tables and pinball machines was opened next to a McDonalds. He explained there was a gross increase in police calls to the site, it was not long before the employees were selling drugs and closed within a year. Chair Mesich felt there would not be a significant number of 5th through 9th graders using the facility, indicated he was concerned the facility would mainly be used by the ALC students and students of driving age. Chair Mesich indicated he felt the site's highest and best use was commercial development, and that the City would be taking a potential "tax gatherer" and turning it into a "tax expender". He stressed the importance of having plenty volunteers and parents to supervise the site both inside and outside. COMMISSIONER KUESTER MOVED TO RECOMMEND APPROVAL OF THE CITY OF ELK RIVER'S REQUEST FOR A CONDITIONAL USE PERMIT TO OPERATE A YOUTH ACTIVITY CENTER, PUBLIC HEARING CASE NO. CU 98-3, WITH THE FOLLOWING CONDITIONS: 1. SHRUBS TO THE SOUTH AND NORTH SIDE OF THE BUILDING BE TRIMMED OR REMOVED TO ALLOW FOR NATURAL SURVEILLANCE. 2. KEEP ALL WINDOWS FREE AND CLEAR OF ITEMS, POSTERS, ETC. 3. MAKE THE PAY PHONE UNABLE TO RECEIVE CALLS. 4. MAKE THE FRONT DOOR THE ONLY ENTRANCE AND EXIT; ALL OTHER DOORS FOR EMERGENCY ONLY. . . . . Planning Commission Minutes February 24. 1998 Page 7 5. THE MANAGEMENT SHALL ESTABLISH AN ENTIRELY "SMOKE-FREE" SITE. THIS WILL ASSIST POLICE IN KEEPING THE TEEN CENTER A PLACE FOR ALL TO COME. 6. PROVIDE LIGHTING PER THE POLICE DEPARTMENT RECOMENDATIONS. 7. DEBRIS SHALL BE PICKED UP ON THE SITE ON A REGULAR BASIS. COMMISSIONER THOMPSON SECONDED THE MOTION. Commissioner Kuester felt it was important to include the condition for no smoking to aid the students representatives who will govern the program in passing along the message that in order to have this facility, the rules must be followed. She stated she is aware there will be challenges ahead but felt the adults in the community should give all the support they can. Chair Mesich stated he felt a condition should also be added to include "alcohol free". Commissioner Kuester stated she did not feel that type of condition was appropriate for a conditional use permit. THE MOTION CARRIED 5-1. Chair Mesich opposed. staff report by Steve Ach, City Planner. The City of Elk River has made the following requests: A. Amending the land use plan map of approximately 25 acres of property lying south and east of Elk Terrace Mobile Home Park and east of Highway 169 from HB (Highway Business) to L1(Light Industrial) (Area #5). B. Rezoning of the same property described above from PUD (Planned Unit Development) to BP (Business Park) (Area #5). Planning Commission Minutes February 24, 1998 Page 8 . C. Land use plan amendment of approximately 40 acres of property lying at the northeast corner of the Burlington Northern Railroad tracks and Highway 169 from MR (Medium Density Residential) to LI (Light Industrial) (Area #6). D. Rezoning of the 40 acres described above from R 1 c (Single Family Residential) to BP (Business Park) (Area #6). E. Land use plan amendment of approximately 70 acres of property located along Burlington Northern Railroad tracks between 177th and 173rd, from MR (Medium Density Residential) to LI (Light Industrial) (Area #7). F. Rezoning of the 70 acres described above from R1e (Single Family Residential) to BP (Business Park) (Area #7). G. Rezoning of approximately 45 acres from R1c (Single Family Residential) to BP (Business Park) (Area #3). Steve explained all of the areas being considered for rezoning are located along the new realignment of County Road No. 13 as it extends from the 186th Avenue alignment south to the 173rd Avenue alignment. The rezonings are being brought forward as part of the Economic Development Strategic Plan. Steve reviewed the how the Strategic Plan criteria apply to the areas proposed for rezoning. . Paul Steinman, Economic Development Executive Director, indicated the rezonings and land use amendments are city-initiated due to the Strategic Plan for Economic Development, in order to bring the City's industrial property inventory up to an acceptable level of 300 gross acres. Steve Ach added the four areas under consideration tonight total approximately 180 gross acres and 115 acres net, taking out the wetlands. Chair Mesich opened the public hearing for Items 5.4. through 5.10 on the agenda. Daryl Norlund, 381 Line Avenue, (Area #3) expressed his opposition to the business park rezoning for Area #3, stating he felt the residential would be devalued. He questioned if the new roadway has been approved. Steve Ach stated the City Council has approved the roadway alignment and has been officially mapped. The process may begin soon to acquire the necessary right of way. Mr. Norlund expressed concern vehicles will use Line Avenue as a shortcut. Steve Ach indicated this access will likely have to be eliminated. . Jenny Mulvany, Maple Grove, representing Louise Mulvany, (Area #3) questioned why Area #3 cannot be left residential since it is surrounded by residential. She asked what would happen to the residential property owners' taxes if the rezoning is approved. Steve Ach indicated the residential homes would become legal nonconforming uses and would remain unless they were more than 50% destroyed by a natural disaster. Steve suggested the Mulvanys check with the County regarding any impact on their property taxes. He indicated it was his understanding the County based the value and tax classification on the highest and best use of property. Planning Commission Minutes February 24, 1998 Page 9 . Janlne Holmberg, 87 5th Street, (Area #3) expressed her concern regarding lowered property values, noise and traffic as a result of the rezoning. Earl Hohlen, 39 Main Street, requested that Area #5 remain Highway Business. Ruth Brown, 10815 175th Avenue, (Area #7), questioned what affects the rezoning would have on them as property owners. steve indicated the rezoning itself would not change anything at this time, other than making their home a legal nonconforming use. Mrs. Brown questioned what would happen to their property value and their ability to sell the property if it is rezoned to industrial. She stated they have lived on their property for 34 years and had intended to live out their lives there. She indicated that the new roadway will drastically change their quality of life. She questioned if it is likely industrial development will come soon. Mrs. Brown expressed her concern they will be left with land that will be difficult to sell in an area they no longer wish to live in, and they will end up with assessment they can't afford to pay. She asked that the Planning Commission keep these issues in mind. Paul Steinman, Economic Development Executive Director, explained the industrial development of the areas being considered for rezoning will be long term. He noted the Vandenberg property will likely be the first to develop with the road corridor being constructed down to 173rd. Paul indicated it will take some time to develop the whole Vandenberg property as business park. . Steve explained if these areas being considered are left residential, there is nothing to stop residential development from happening and soon there will be no industrial land available. Mrs. Brown questioned what will happen to their property. Steve indicated the new proposed roadway goes right through their house. He indicated a representative from the Evergreen Group would be contacting them in the near future regarding acquisition of their property for the road right of way. Mrs. Brown stated it was her understanding the extension of the water and sewer would be done in three phases. Steve explained there are now two project options under consideration; the first which includes the Hohlen property and Waddy Schultz property, and the second which includes a larger area. The City Council has not made a decision which project will proceed forward. Paul explained the possibility of some type of development agreement with holders of business park property to help market their property. This process guarantees a price to the owners, addressing timing of when and how the property is developed. Paul noted that since the City is initiating the rezoning of their property to business park, he felt their is some obligation to help the property owners market their property. Chair Mesich questioned if deferment of assessments would be considered in a development agreement. Paul indicated that has not be done as of this date. . Darrell Norlund questioned what area would likely be developed first with industrial uses. Steve indicated development would likely begin with Area #6 to the north and then south toward Highway 10. Steve explained that development would be initiated by private property owners, not the City. Mr. Norlund questioned why a business park would be located between two residential areas. Planning Commission Minutes February 24, 1998 Page 10 . steve Ach explained Area #3 gave staff the greatest concern. He stated the proposed residences to the east would be separated from the industrial by the large wetland complex and would be separated by the roadway, but the entire area to the west (block south of 5th Street) is a different situation with the apartment buildings and commercial areas that may have to be modified. The long term vision is that industrial may be compatible with some of the long term uses. Tom Price, 17533 Highway 10, questioned if there are any plans to extend sewer and water off Highway 10 and south of the railroad tracks. Steve explained the location where the sewer and water would be extended. Steve explained there will be well publicized meetings which will be held by the City Council to discuss these plans. Earl Hohlen, 39 Main Street, expressed his concern that if his property was not developed, would the water and sewer be extended anyway, leaving him to pay the assessments. There being no further comments from the public, Chair Mesich closed the public hearing. . COMMISSIONER COTE MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY THE CITY OF ELK RIVER FOR AREA #7 - lAND USE PLAN AMENDMENT FROM MR (MEDIUM DENSITY RESIDENTIAL) TO LI (LIGHT INDUSTRIAL) AND REZONING FROM Rl E (SINGLE FAMilY RESIDENTIAL) TO BP (BUSINESS PARK), PUBLIC HEARING CASE NO.'S lU 98-1 AND ZC 98-1, BASED ON THE FOllOWING FINDINGS: 1. THE lAND USE PLAN AMENDMENT AND REZONING Will BE CONSISTENT WITH THE COMPREHENSIVE AND ECONOMIC DEVELOPMENT STRATEGIC PLANS TO EXPAND THE INDUSTRIAL TAX BASE IN THE CITY. 2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED TO WARRANT A CHANGE IN THE lAND USE AND ZONING DESIGNATIONS. 3. THE PROPERTY SUBJECT TO THE PROPOSED REZONING IS PLANNED TO HAVE ACCESS TO A ROADWAY CONSTRUCTED TO ACCOMMODATE THE EXPECTED TRAFFIC WHICH ACCOMPANIES INDUSTRIAL DEVELOPMENT. 4. THE AREA IS INCLUDED IN THE URBAN SERVICE BOUNDARY WHICH IS A MAJOR CRITERIA FOR IDENTIFYING AVAilABLE INDUSTRIAL OPPORTUNITIES. 5. THE PROPERTIES TO BE REZONED ARE BORDERED BY EITHER A STATE HIGHWAY, COUNTY ROAD OR BURLINGTON NORTHERN RAilROAD TRACKS. COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. . COMMISSIONER THOMPSON MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY THE CITY OF ELK RIVER FOR AREA #6 - LAND USE PLAN AMENDMENT FROM MR (MEDIUM DENSITY RESIDENTIAL) TO LI (LIGHT INDUSTRIAL) AND REZONING FROM Rl C (SINGLE FAMilY RESIDENTIAL) TO BP (BUSINESS PARK), PUBLIC HEARING CASE NO.'S lU 98-2 AND ZC 98-2 BASED ON THE FOllOWING FINDINGS: . . . Planning Commission Minutes February 24. 1998 Page 11 1. THE LAND USE PLAN AMENDMENT AND REZONING WILL BE CONSISTENT WITH THE COMPREHENSIVE AND ECONOMIC DEVELOPMENT STRATEGIC PLANS TO EXPAND THE INDUSTRIAL TAX BASE IN THE CITY. 2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS. 3. THE PROPERTY SUBJECT TO THE PROPOSED REZONING IS PLANNED TO HAVE ACCESS TO A ROADWAY CONSTRUCTED TO ACCOMMODATE THE EXPECTED TRAFFIC WHICH ACCOMPANIES INDUSTRIAL DEVELOPMENT. 4. THE AREA IS INCLUDED IN THE URBAN SERVICE BOUNDARY WHICH IS A MAJOR CRITERIA FOR IDENTIFYING AVAILABLE INDUSTRIAL OPPORTUNITIES. 5. THE PROPERTIES TO BE REZONED ARE BORDERED BY EITHER A STATE HIGHWAY, COUNTY ROAD OR BURLINGTON NORTHERN RAILROAD TRACKS. COMMISSIONER COTE SECONDED THE MOTION. THE MOTION 5-0. COMMISSIONER COTE MOVED TO RECOMMEND DENIAL OF THE CITY OF ELK RIVER'S REQUEST TO AMEND THE LAND USE PLAN MAP FOR THE DESCRIBED PROPERTY FROM HB (HIGHWAY BUSINESS) TO LI (LIGHT INDUSTRIAL) (AREA #5), AND, TO REZONE THE SAME PROPERTY FROM PUD (PLANNED UNIT DEVELOPMENT) TO BP (BUSINESS PARK), BASED ON THE FOLLOWING: 1. THE SUBJECT AREA IS CURRENTLY BEING CONSIDERED AS PART OF AN OVERALL COMMERCIAL PLANNED UNIT DEVELOPMENT. 2. THE AREA IS NECESSARY TO BE INCLUDED INTO THE COMMERCIAL PLANNED UNIT DEVELOPMENT TO MAKE FOR A VIABLE AND CONTIGUOUS COMMERCIAL DEVELOPMENT. 3. DUE TO WETLANDS ALONG THE SOUTH PROPERTY LINE, THE AREA MAY BE PHYSICALLY SEPARATED FROM THE PROPOSED INDUSTRIAL AREAS FURTHER TO THE SOUTH. THIS WILL INTERUPT THE CONTINUITY OF A CONTINUOUS LINEAR INDUSTRIAL PARK. 4. THE CURRENT LAND USE DESIGNATION OF HIGHWAY BUSINESS IS STILL CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN TO ENCOURAGE COMMERCIAL DEVELOPMENT ALONG THE HIGHWAY 169 CORRIDOR, AND PARTICULARLY AT THE INTERSECTION OF MAIN STREET AND HIGHWAY 169. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-0. COMMISSIONER THOMPSON MOVED TO POSTPONE THE REQUEST BY THE CITY OF ELK RIVER FOR AREA #3 - REZONING FROM R1 C (SINGLE FAMILY RESIDENTIAL) TO BP (BUSINESS PARK), PUBLIC HEARING CASE NO. ZC 98-4 TO THE APRIL 28, 1998 PLANNING COMMISSION MEETING. COMMISSIONER COTE SECONDED THE MOTION. THE MOTION CARRIED 5-0. . . . Planning Commission Minutes February 24. 1998 Page 12 Staff report by Scott Harlicker. The City of Elk River is requesting preliminary plat approval to plat a 3 acre parcel into one commercial lot and one outlot. The property is located at the northwest corner of Highway 169 and 193rd Avenue and is zoned C4 (Neighborhood Commercial). Staff recommends approval of the request with the conditions outlined in the staff report. Chair Mesich opened the public hearing. There being no comments from the public, Chair Mesich closed the public hearing. Commissioners Thompson and Kuester felt the tree line should be included in the outlot in order to protect it. COMMISSIONER COTE MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY THE CITY OF ELK RIVER FOR PRELIMINARY PLAT, PUBLIC HEARING CASE NO. P 95-4, WITH THE FOLLOWING CONDITIONS: 1. FIELD VERIFY THE LOCATION OF THE ELECTRIC LINE ACROSS THE SOUTHERN PORTION OF THE PLAT AND THE LOCATION OF THE GUIDE FOR THE UTILITY POLE LOCATED ON HOLT AVENUE NEAR THE INTERSECTION WITH 193RD AND ADJUST THE UTILITY EASEMENTS TO INCLUDE THEM IF NEEDED. 2. ACCESS TO THE LOT WILL BE FROM HOLT AVENUE ONLY. 3. THE EXISTING TREES SHALL BE PRESERVED AS MUCH AS POSSIBLE. 4. PARK DEDICATION FEE IN THE AMOUNT OF $2000.00 PER ACRE BE PAID PRIOR TO RECORDING THE FINAL PLAT. 5. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT OF $826.10 PER ACRE BE PAID PRIOR TO RECORDING THE FINAL PLAT. 6. PAYMENT OF WATER AVAILABILITY CHARGE BE PAID PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 3-2. Commissioners Thompson and Kuester opposed. Update on planning items for the February 9, 1998 City Council meeting was provided by Commissioner Thompson. Chair Mesich updated the Commissioners on the February 17the Council meeting. A special joint worksession of the HRA, Planning Commission, Rivers Edge Downtown Development Corporation and Elk River Area Chamber of Commerce was tentatively scheduled for Tuesday, March 10, 1998 at 6:00 p.m. A . . . Planning Commission Minutes February 24. 1998 Page 13 presentation of the City of Monticello's Downtown and Riverfront Revitalization Plan will be provided. Steve noted the Planning Commission will have their joint meeting with the City Council on Monday, March 9th. following the EDA meeting. There being no further business. COMMISSIONER THOMPSON MOVED TO ADJOURN THE MEETING. COMMISSIONER COTE SECONDED THE MOTION. THE MOTION CARRIED 5-0. The meeting of the Elk River Planning Commission adjourned at 9:53 p.m. Respectfully submitted. ilM;~ Debbie Huebner Recording Secretary