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05-26-1998 PC MIN . . . MEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, MAY 26,1998 Members Present: Chair Mesich, Commissioners Chambers, Morris, and Schuster and Thompson Members Absent: Commissioners Cote and Kuester Staff Present: Scott Harlicker, Assistant Planner; Debbie Huebner, Recording Secretary Pursuant to due call and notice thereof. the meeting of the Elk River Planning Commission was called to order at 6:30 p.m. by Chair Mesich. COMMISSIONER THOMPSON MOVED TO APPROVE THE MAY 26, 1998 PLANNING COMMISSION AGENDA WITH THE FOLLOWING ADDITION: -ITEM 7.2. - DISCUSS PLANNING COMMISSION WORKSHOP COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. COMMISSIONER THOMPSON MOVED TO APPROVE THE APRIL 28, 1998 MINUTES. COMMISSIONER CHAMBERS SECONDED THE MOTION. THE MOTION CARRIED 4-0-1. Chair Mesich abstained. Chair Mesich will attend the June 15, 1998 City Council Meeting. 5.1. e Public Staff report by Scott Harlicker. LuAnne Moe is requesting a conditional use permit to operate a therapeutic massage business in Martin Plaza, 934 Highway 10. Scott explained that since it has been more than one year since the former tenant. Charlotte Koon, operated a therapeutic massage business at this location, Ms. Moe was required to apply for a conditional use permit. Scott noted that Ms. Moe has also applied for city massage license. The owner of the plaza, Chip Martin, has indicated he will be improving the parking area with curb and . . . Planning Commission Minutes May 26. 1998 Page 2 gutter. Staff recommends approval of the request with the conditions outlined in the staff report. Chair Mesich opened the public hearing. There being no further comments from the public, Chair Mesich closed the public hearing. COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE REQUEST BY LUANNE MOE FOR A CONDITIONAL USE PERMIT, PUBLIC HEARING CASE NO. CU 98-15, CITING THERE WAS NO OPPOSITION DURING THE PUBLIC HEARING, AND SUBJECT TO THE FOLLOWING CONDITIONS: 1. THE APPLICANT RECEIVES APPROVAL FROM THE CITY COUNCIL FOR A LICENSED TO OPERATE A THERAPEUTIC MASSAGE BUSINESS. 2. SIGNAGE SHALL COMPLY WITH THE SIGN CODE. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. Commissioner Chambers abstained from discussion and action on this item due to a conflict of interest. Staff report by Scott Harlicker. Elk River Brick and Stone is requesting a conditional use permit to construct an addition to their warehouse and an addition to a storage building on their property located at the northwest corner of Watson Avenue and County Road NO.1. Staff recommends approval of the request with the conditions outlined in the staff report. Chair Mesich opened the public hearing. Richard Chambers, applicant, stated he was willing to comply with the blacktopping requirement, but felt curbing was unnecessary and would interfere with snow removal and asked that this condition be eliminated. Commissioner Thompson questioned if the cost was a factor. Mr. Chambers stated he will be installing significantly more landscaping than is required in order to enhance the trail along County Road No.1, and the additional costs for curb and gutter will push to project budget. Scott Harlicker explained how phasing of improvements has been allowed in other cases. Chair Mesich asked why striping of the parking areas is not shown in the plans. Scott indicated that due to the nature of the business (wholesale), the parking demands of Mr. Chamber's business could be met within the proposed lot. There being no other comments from the public, Chair Mesich closed the public hearing. Discussion followed regarding the curb and gutter requirement. COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE REQUEST BY ELK RIVER BRICK AND STONE FOR A CONDITIONAL . . . Planning Commission Minutes May 26, 1998 Page 3 COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE REQUEST BY ELK RIVER BRICK AND STONE FOR A CONDITIONAL USE PERMIT, PUBLIC HEARING CASE NO. CU 98-12, WITH THE FOLLOWING CONDITIONS: 1. THE PARKING AREA BE PAVED AND BOUNDED BY CURB AND GUTTER BY JUNE, 2000. 2. THE CITY BE PROVIDED WITH A REVISED DESCRIPTION FOR THE DRAINAGE EASEMENT THAT DOES NOT INCLUDE THE DEVELOPED PORTION OF THE SITE AND THE DRAINAGE EASEMENT BE RECORDED WITH SHERBURNE COUNTY. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 4-0-1. Commissioner Chambers abstained. staff report by Scott Harlicker. Dynamics Design & Land Company has requested preliminary plat approval to subdivide 92 acres located north of County Road No. 21 at the 217th Avenue alignment into 8 single family lots, ranging in size from 4 acres to 30 acres. The existing farmstead will be made part of a 30 acre lot and an existing single family home will be on a 12 acre lot. Scott explained that conventional septic systems cannot be used on the lots which have been mined. He referred to the letter from Steve Rohlf, Building & Zoning Administrator which explained how an alternative individual sewage digester system could be used on those lots. Chair Mesich opened the public hearing. Marlon Glines, representing Dynamics Design & Land Co., 544 3rd Street, stated he did not feel the roadway should be finished with Class V to the property line, since it could be 10- 15 years before a connection with adjoining property would be considered. Also, he felt if the roadway were completed. it would encourage gravel truck traffic. A suggestion was made to grade the roadway. seed it. and ask the developer to provide an escrow for surfacing of the road in the future. Discussion followed regarding placing a deed restriction on the 30 acre lot to prevent future subdivision of the property. There being no other comments from the public. Chair Mesich closed the public hearing. COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION RECOMMEND APPROVAL OF THE REQUEST BY DYNAMICS DESIGN & LAND COMPANY FOR PRELIMINARY PLAT APPROVAL (BARSODY HILLS), PUBLIC HEARING CASE NO. P 98-2, WITH THE FOLLOWING CONDITIONS: 1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND NECESSARY ROAD CONSTRUCTION BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. . . . Planning Commission Minutes May 26. 1998 Page 4 3. A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF PUBLIC IMPROVEMENTS BE PROVIDED PRIOR TO RELEASING THE PLAT FOR RECORDING. 4. A SURETY BOND IN THE AMOUNT OF 25% BE PROVIDED TO THE CITY UPON COMPLETING PUBLIC IMPROVEMENTS FOR A ONE YEAR PERIOD TO GUARANTEE QUALITY OF WORK. 5. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT OF $550.64 BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 6. PARK DEDICATION FEE IN THE AMOUNT OF $3900.00 BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. A SEAL COATING FEE TO BE DETERMINED BY THE CITY ENGINEER PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. STREETLIGHTS BE PROVIDED PER ELK RIVER UTILITIES RECOMMENDATION. 9. APPLICANT SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO ANY WETLAND DISTURBANCE. 10. THE DEVELOPER GRADE AND SEED THE PROPOSED ROAD TO THE PLAT'S WESTERN BOUNDARY AND PROVIDE THE CITY PAYMENT TO INSTALL BITUMINOUS AT A LATER DATE. 11. IF INDIVIDUAL SEWAGE DIGESTERS ARE USED, THE HOMEOWNERS MUST CONTINUOUSLY HAVE A MAINTENANCE AGREEMENT WITH PROFESSIONALS TO SERVICE THE DIGESTERS AND REMOTE MONITORING OF THE PUMP IS REQUIRED TO ENSURE IT IS OPERATIONAL. 12. OUTLOT A BE MADE PART OF LOT 8 AND OUTLOT B BE COMBINED WITH THE ADJACENT PARCEL TO THE SOUTH. 13. A DEED RESTRICTION BE RECORDED WITH THE PLAT TO PREVENT FURTHER SUBDIVISION OF THE LOTS WITHIN THE PLAT UNLESS THE ZONING IS CHANGED. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. Staff report by Scott Harlicker. Contractor Properties Development Company (CPDC) has requested the following: 1 . Rezoning 361 acres from R 1 e (Single Family Residential) and R 1 c (Single Family Residential) to PUD (Planned Unit Development). 2. Preliminary plat to subdivide 361 acres into 357 single family lots and 252 townhome lots. Planning Commission Minutes May 26. 1998 Page 5 . 2. Preliminary plat to subdivide 361 acres into 357 single family lots and 252 town home lots. 3. Conditional use permit request for a 361 acre residential planned unit development. The following individuals involved in the Trott Brook Farms development were introduced: Homer Tompkins - President of Contractor Property Developers Company Ed Hasek - Westwood Professional Services Terry Foreport - Lungren Bros. Builders Bill Henderson - Bright Keys Building & Development Corp. Fran Hagen - CPDC Design Engineer . Mr. Ed Hasek reviewed changes since the Planning Commission's last review of the Trott Brook Farms plat. The project has increased in size from 280 acres to 360 acres. The number of lots has increased from 322 single family lots and 200 townhouse lots to 352 single family lots and 257 townhouse lots. The property contains 56 separate wetland areas with a total combined acreage of 102 acres (28% of total property); the smallest being approximately 100 sq. ft. and the largest is 40 acres. Woodland areas total 132 acres (25% of the total property). Mr. Hasek reviewed the location of the multi-family housing, the gas line easement, width of road easements and accesses to the site. He noted there will be 4, 6 and 8 unit town home buildings. The single family lots range in size from 9,800 square feet (70'x140') to 1+ acres. Mr. Hasek explained that their intent is to preserve as many trees as possible, but he estimated there will be a loss of approximately 60% of the existing trees. It may be possible to reduce that amount by 10-15% with custom grading. They will attempt to provide some incentive to builders to custom grade the wooded lots. Mr. Hasek pointed out an area where there currently is oak wilt. Mr. Hasek explained where main collector streets will have a 7' wide bike path on both sides and 6' sidewalk on one side and the location trail connections to the park and proposed Trott Brook trail. Terry Foreport of Lungren Bros. reviewed the Heritage series homes proposed for Trott Brook Farms, ranging in base price from $130,000 - $170,000. The Heartland edition ranges from $180,000 - $250,000. He explained the attached and detached maintenance-free town home products they offer, ranging in price from $180,000 - $230,000. Mr. Foreport noted they offer 8-9 single family home plans with 4-5 different elevations. Mr. Foreport explained the challenge of custom grading wooded lots and the fact that trees may still die years later as a result of the construction traffic. . Bill Henderson of Bright Keys Building and Development Corporation, indicated they plan to construct townhomes in the development ranging in base price from $100,000 to $130,00. Plans include 140 "front-to-back" townhomes and 170 "back-to-back" townhomes. They will range in size from 1,4050 - 1,800 sq. ft. and will have 2 bedrooms with a loft upstairs. In locations where the water table will allow, some of the town home will have basements. Mr. Henderson noted their . . . Planning Commission Minutes May 26, 1998 Page 6 Chair Mesich expressed his concern that he does not want to see this type of "barracks" townhome construction at the gateway to the City of Elk River. He suggested that different types of plans and exterior materials be used to vary the look of the town homes. Homer Tompkins of CPDC, suggested the Planning Commissioners visit the sites where Bright Keys has completed town homes so that they may visualize the type and quality of construction. The Commissioners indicated it may be possible to visit the sites during a mobile workshop. Chair Mesich indicated did not support the 70' wide single family lots. nor the density of townhomes. Commissioners Thompson. Chambers, Schuster and Morris were in agreement that they were comfortable with the housing mix. Chair Mesich stated he would need to see some reason for the 70' lots, other than for the developer to sell more lots. Commissioner Thompson expressed her satisfaction with the plans for trails and sidewalks. Discussion followed regarding the accesses and entryways to the project. the number of cul-de-sacs, and creating landscaping, lighting and street themes. Fran Hagen of CPDC, explained that development of the project would begin to the south. since that is where utilities will be available first. He noted that they may build a portion of the new County Road No. 13 alignment in order for the utilities to be extended to the site. Chair Mesich expressed his concern for the impact this large development will have on the school district. Commissioner Morris questioned what happened to the sliding hill which was discussed. Mr. Hasek reviewed the park concept. and explained that there is a natural sliding hill to the east of Trott Brook that the City may wish to acquire if and when the property is developed. Commissioner Schuster questioned what the plans are for the large wetlands. Mr. Hasek explained that Outlot A may be utilized by the City as a regional storm water ponding area. He indicated that the Park & Recreation Commission was interested in Outlot B as passive nature area but they were not willing to give them any credit toward their park dedication for it. Chair Mesich opened the public hearing. Tom Christian, 10989 181st Avenue, expressed concerns for increased traffic which would be associated with the proposed plat. He stated he is most affected by this development since he is closest to the property. COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION CONTINUE THE PUBLIC HEARING FOR THE REQUEST BY CPDC FOR A ZONE CHANGE, CONDITIONAL USE PERMIT AND PRELIMINARY PLAT APPROVAL TO THE NEXT SCHEDULED MEETING. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. . . . Planning Commission Minutes May 26. 1998 Page 7 Staff report by Scott Harlicker. The Planning Commission is asked to consider if the sale of city property at the northwest corner of Highway 169 and 193rd Avenue is in conformance with the City's Comprehensive Plan. Several of the Commissioners expressed their concern that the stand of trees is not platted as an outlot and there would be no way to preserve them, once the city loses ownership of the property. They did not feel they could support the sale of the property unless staff can provide findings that the sale of the property is consistent with the Comprehensive Plan. COMMISSIONER THOMPSON MOVED TO TABLE THE SALE OF CITY PROPERTY, CASE NO. GP 98-4, UNTIL THE JUNE 23, 1998, PLANNING COMMISSION MEETING. COMMISSIONER MORRIS SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.1. Uodate on 5/18/98 City Council Meetin9 Commissioner Chambers reviewed highlights of the May 18, 1998. City Council meeting. Scott Harlicker provided an update on the North Star Corridor project. 7.2. Workshoo Meetina Scott Harlicker noted a presentation will be made by the Minnesota land Trust at the June 9th Planning Commission workshop. A 75 acre cluster subdivision (planned unit development) project will be discussed. There being no further business. COMMISSIONER THOMPSON MOVED TO ADJOURN THE MEETING. COMMISSIONER CHAMBERS SECONDED THE MOTION. THE MOTION CARRIED 5-0. The meeting of the Elk River Planning Commission adjourned at 9:35 p.m. Respectfully submitted, [Wu(~ Debbie Huebner Recording Secretary