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07-25-2000 PC MIN . . . MEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, JULY 25,2000 Members Present: Chair Mesich, Commissioners Baker, Chambers and Kuester Members Absent: Commissioner Schuster Staff Present: Michele McPherson, Director of Planning; Scott Harlicker, Senior Planner; Stephen Wensman, Planner; Marc Nevinski, Assistant Economic Development Director; Debbie Huebner, Recording Secretary 1. Call Meetina To Order Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order at 6:35 p.m. by Chair Mesich. 2. Consider 7/25/00 Planning Commission Aaenda COMMISSIONER KUESTER MOVED TO APPROVE THE JULY 25, 2000, PLANNING COMMISSION AGENDA WITH THE FOLLOWING DELETION: ITEM 5.5. - REQUEST BY SALINA SALON/CARIBOU COFFEE FOR AMENDMENT TO A CONDITIONAL USE PERMIT FOR PUD SIGNAGE, PUBLIC HEARING - CASE NO. CU 00-27 - POSTPONED TO AUGUST 22, 2000. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 3. Consider 6/27/00 Plannina Commission Minutes COMMISSIONER KUESTER MOVED TO APPROVE THE JUNE 27, 2000, MINUTES. COMMISSIONER CHAMBERS SECONDED THE MOTION. THE MOTION CARRIED 5-0. 4. Plannina Commission Reoresentative to Attend City Council Meeting Commissioner Chambers will attend the August 21,2000, City Council meeting. 5.1. Reauest by Katherine Simmons for Conditional Use Permit. Public Hearina - Case No. CU 00-23 Staff report by Scott Harlicker. Katherine Simmons requests a conditional use permit to raise and sell domestic show rabbits in her home at 231 Nile Place. Ms. Simmons proposed to modify a portion of her basement to house a maximum of 24 rabbit cages, with one rabbit or one litter of rabbits in each cage. No signage is proposed and there should be no additional traffic generated by the Planning Commission Minutes July 25. 2000 Page 2 . proposed use. The applicant proposes to mix the rabbit waste with yard waste. compost it and use it as fertilizer. Should waste become a nuisance, the waste will have to be disposed of off-site. Scott Harlicker reviewed the layout of the basement area where Ms. Simmons proposes to keep the rabbits. Staff recommends approval of the requested with one condition. Chair Mesich opened the public hearing. Donna Hovath, 1141 Nile Lane, asked if allowing this type of use would set a precedent for other types of animals being kept in residential neighborhoods. Scott Harlicker explained that only certain types of animals are allowed to be kept as pets in residential neighborhoods, and that a conditional use permit would be required to keep more than three pets. Ms. Hovath expressed her support for adding the condition that if composting of the waste became a problem, that the waste be disposed of off-site. There being no further comments from the public, Chair Mesich closed the public hearing. Commissioner Chambers asked if there was adequate ventilation in the basement. Scott indicated where windows were located in the basement and stated that he felt there was adequate ventilation. Ms. Simmons noted that she will be using a special litter product that absorbs ammonia. . Commissioner Chambers asked how many rabbits are usually in a litter. Ms. Simmons stated that the Dwarf Holland Lops which she will be raising usually have 2 - 4 babies. Commissioner Baker asked how many rabbits she expects to house. Ms. Simmons stated that she will likely have a maximum of 15 - 20 rabbits. Commissioner Baker asked what the main reason was for keeping the rabbits. Ms. Simmons stated that her purpose is to keep the rabbits for pets and to show, not to raise and sell them. Chair Mesich asked if there would be an annual inspection of the site, such as is done for kennels. Scott suggested that a condition be added for an annual inspection. Commissioner Pederson asked how the City would check on the composting to see that it was not becoming a problem. Scott stated that the site would be inspected annually and also, if a complaint was made. COMMISSIONER KUESTER MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY KATHERINE SIMMONS FOR A CONDITIONAL USE PERMIT TO RAISE AND SELL DOMESTIC SHOW RABBITS IN HER HOME, CASE NO. CU 00-23, WITH THE FOLLOWING CONDITION: 1. SHOULD THE COMPOSTING OF RABBIT WASTE BECOME A NUISANCE, THE APPLICANT SHALL DISPOSE OF THE WASTE OFF-SITE. 2. THE PERMIT SHALL BE RENEWED ANNUALLY AND INSPECTED BY THE COMMUNITY SERVICE OFFICER. . Planning Commission Minutes July 25. 2000 Page 3 COMMISSIONER CHAMBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. . 5.2. Reauest by River of life Church to Construct a Church in the A 1 District. Public Hearina - Case No. CU 00-24 Staff report by Michele McPherson. The River of Life Church requests a conditional use permit to allow construction of a 23,550 square foot church in the A 1 (Agricultural) district, in the southeast corner of the intersection of County Road 1 and 2171h Avenue NW. Ms. McPherson explained that in 1996, an administrative subdivision was approved for the church to subdivide a 53 acre parcel into two 10 acre parcels and a 28 acre parcel. The two 10 acre parcels have since been sold and the church is proposing to build on the remaining 28 acre parcel. Ms. McPherson explained that Phase 1 includes a multi-purpose facility and a building with space for classrooms. offices. storage, and nursery space. Plans for Phase 2 have not been submitted and would need to be reviewed and approved prior to construction. She then covered issues associated with the proposed site plan regarding setbacks. parking, lot coverage (10%). building elevations and materials (pre-cast concrete tip-up panels), access and parking, grading, landscaping, sidewalk, dumpster location, and signage. Staff recommends approval of the request with the conditions outlined in the staff report. . Commissioner Pederson asked if a second access is being required. Ms. McPherson explained that a second access is recommended to promote better traffic flow through the site at peak times. Chair Mesich asked if staff felt the second access would be approved by the County. Ms. McPherson stated that the County Highway Engineer's office actually prefers the County Road 1 access, as the primary access, because the site lines are better there than at 2171h Avenue. Commissioner Baker asked what the surrounding land uses are. Ms. McPherson stated that the property surrounding the site is agricultural. Commissioner Baker stated that he felt the site would be screened fairly well from County Road 1, but questioned the visibility from 2171h. Ms. McPherson stated that there is one parcel across 2171h, but that it is fairly difficult to see the residence from the church property. Ms. McPherson stated that she received one phone call from a neighboring resident who expressed no opposition to the church's request. Discussion followed regarding staff's recommendation to move the 2171h access as far east as possible. Commissioner Kuester asked if the 2171h would be improved, since it is a gravel road at this time. Terry Maurer, City Engineer, explained that he is recommending that the church be responsible for paving 217th from the church entrance to the intersection with County Road 1. Chair Mesich opened the public hearing. . Gary Demele, project engineer, stated that the church is unsure of a timeline for Phase 2 at this time. He felt that there would be no problem in working with staff Planning Commission Minutes July 25, 2000 Page 4 . to address the recommendations stated in the staff report. He explained that the church would like to preserve as many trees as possible in relocating the access on 2171h. Mr. Demele agreed that a tree inventory would be done to comply with landscaping requirements. He felt the church was supportive of the suggestions by staff for sidewalks and location of the trash receptacle. He suggested that the County Road 1 access by completed first. since this access seems to be preferred. Chair Mesich asked if the City Engineer's concerns regarding runoff will be addressed. Bill Noonan, civil engineer, of John Oliver and Associates, reviewed drainage issues listed by the City Engineer in his report dated July 13, 2000. He felt it would be possible to address most of these issues, but he had a concern regarding loss of trees if some of the recommended grading was done. Terry Maurer stated that an alternative would be to install additional storm sewer to collect the parking lot runoff. Commissioner Chambers questioned why there were no windows proposed for the multi-purpose area. Mr. Demele stated that this room will serve as a temporary sanctuary, but will also be used as a gymnasium. . Commissioner Pederson asked if the concrete exterior panels would be painted. Mr. Demele stated that they will be left natural but will have a "rake" finish with a white stripe. Commissioner Chambers asked if there are any other variations which could be used. Mr. Demele stated that a ribbed finish and smooth finish are also available, but these are more expensive. Commissioner Kuester asked for clarification on Mr. Maurer's comment in his memo (Item #5) regarding bituminous curbing. Mr. Demele stated that the church is proposing to use concrete curbing in areas close to the church, but they are requesting that they be allowed to use bituminous berming farther away from the building. Chair Mesich asked if there would be children in the classrooms and nursery daily. Mr. Demele stated that these areas will be used on Sunday morning. Ms. McPherson stated that a conditional use permit would be required if the church proposed to have a preschool or daycare in the future. Tom Thompson, 12899 217th Avenue NW, stated he was looking forward to the church coming to the neighborhood. His only concern was with stacking of traffic on 2171h if the access were moved further east. Sharon Salonek, 12740 217th Avenue NW, stated that she welcomed the church and was excited that they were coming since she was aware they are very youth-oriented. Her only concern was the stacking of traffic on 2171h. There being no further comments from the public, Chair Mesich closed the public hearing. . Commissioner Pederson asked if bituminous curbing or concrete curbing would hold up better during snowplowing. Terry Maurer stated that concrete curb Planning Commission Minutes July 25, 2000 Page 5 . would hold up better, but the life of the curbing also depends on who is doing the plowing, especially in early winter or late spring. Commissioner Pederson asked what the City's policy is regarding curbing. Ms. McPherson stated that the policy is to require concrete curb. She cited the Cenex property which was recently platted and was required to install concrete curbing. She explained that the applicant would have two years to complete the terms of the conditional use permit. Commissioner Baker asked if they could allow more time for the improvements to be completed, as they did in the Cenex case. Ms. McPherson stated that Cenex was an existing business which was expanding, and the church is new construction. She stated that the city generally does not allow extensions for conditional use permits for new construction. Commissioner Baker had some concerns regarding the exterior building materials for the gymnasium area. He asked if there were building standards for this type of use. Chair Mesich stated that this is an agricultural area and he did not believe there were any specific building standards, since churches are a conditional use in most all residential and commercial zoning districts. Commissioner Pederson asked the City Engineer if he supported building the County Road 1 access first. Terry Maurer stated that he supported the idea. Chair Mesich asked if it was necessary to require paving of 217th from the church access to the intersection at this time. Terry Maurer stated that he felt it is imperative the paving be completed when the 217th access is constructed. . COMMISSIONER PEDERSON MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY RIVER OF LIFE EVANGELICAL CHURCH FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A CHURCH, CASE NO. CU 00-24, WITH THE FOLLOWING CONDITIONS: 1. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. 2. THE LANDSCAPE PLAN SHALL BE REVISED AS INDICATED ON THE ATTACHED AMENDED LANDSCAPE PLAN, INCLUDING LANDSCAPING OF THE PARKING LOT ISLANDS. THE PLAN SHALL INCLUDE AN INVENTORY OF TREES ELIGIBLE FOR CREDIT. 3. THE SITE PLAN SHALL BE AMENDED TO INCLUDE WIDER SIDEWALKS AND A NEW SIDEWALK ALONG THE NORTHERLY PARKING AREA. 4. ACCESS TO COUNTY ROAD 1 SHALL BE COMPLETED IN PHASE 1, AND THE APPLICANT SHALL OBTAIN A SHERBURNE COUNTY ACCESS PERMIT AND COMPLY WITH ALL CONDITIONS REQUIRED BY THAT PERMIT. 5. THE DRIVEWAY ON 217TH AVENUE SHALL BE RELOCATED AND CONSTRUCTED AS FAR EAST AS POSSIBLE. 6. CURB AND GUTTER SHALL BE CONCRETE CONSTRUCTION, WITH THE EXCEPTION OF WHERE THE PARKING LOT IS PROPOSED TO BE EXPANDED. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-0. . Planning Commission Minutes July 25. 2000 Page 6 5.3. Reauest by Beaudry Oil Comoany for Amendment to a Conditional Use Permit. Public Hearina - Case No. CU 00-25 . Chair Mesich removed himself from the discussion on this item. Staff report by Steve Wensman. Beaudry Oil requests an amendment to Conditional Use Permit No. 97-24, to remove the condition requiring curb, gutter and landscaping of the Highway 10 frontage of the Lowell A venue gas station/convenience store/car wash. Mr. Wensman explained that as part of the approval in 1997. staff recommended removing some paving and adding curbing and landscaping between the existing sidewalk and the building to provide greater safety and buffer for pedestrians, and to beautify the road frontage. In 1999, staff approached Beaudry Oil to complete the requirements. Beaudry expressed concern that the landscaped strip would restrict vehicular access into the westerly carwash bay. The City Engineer studied the issue and prepared a plan which maintained the necessary access yet included some landscaping and curbing. Staff recommends denial of the request based on the findings in the staff report. Vice Chair Chambers opened the public hearing. . Ken Beaudry, 19701 Rush Street, applicant, explained that when he was told "no" by the State of Minnesota to landscaping in the right-of-way, he assumed that the landscaping requirement of his conditional use permit was a dead issue. Later he was able to purchase the right-of-way from MN/DOT and in 1999, he decided to sell the property to Mr. Don Schafer. Since the conditional use permit was not recorded properly, it did not show up in the title work and Mr. Schafer filed suit against Mr. Beaudry because he was not aware of the landscaping requirement. Mr. Schafer felt that the proposed landscaping was a financial detriment to the property because of reduced visibility. Mr. Beaudry explained that the business had to be closed down, a settlement was reached. and he now has the business back. He stated that he would like to sell the business but he feels the required landscaping will affect business, 80 percent of which is directly related to visibility. Mr. Beaudry stated that he felt placing curbing 18 inches from the sidewalk is acceptable. but that the 5 feet staff is asking for is not possible. He stated that the truck wash is located at the most westerly end of the carwash where landscaping is proposed. He felt that some low line shrubs would be acceptable but felt that trees would block visibility of the truck wash. Commissioner Baker asked if staff had concerns with the landscaping plan as proposed. Ms. McPherson stated that the condition was written rather loosely and staff felt that the Planning Commission should review the plan. Mr. Beaudry discussed the improvements which have been made to the site since he purchased the property in 1981. Commissioner Baker stated that he felt a hardship has been demonstrated, but questioned why Mr. Beaudry did not state he had a problem with the landscaping when the condition was imposed. He felt the height of the landscaping could be reduced. . Planning Commission Minutes July 25. 2000 Page 7 . There being no further comments from the public. Vice Chair Chambers closed the public hearing. Discussion followed regarding appropriate landscaping. Commissioner Baker felt that 18 inches was not enough space to provide any landscaping. Commissioner Kuester stated that she was on the Commission at the time the condition was established for Mr. Beaudry. She explained that she felt the intent of the condition was to provide some continuity of the flow of green space from the downtown westward along Highway 10, such as the war memorial has provided. She did not recall visibility was mentioned as a concern at that time. It was the consensus of the Commission to continue this item to the August 8, 2000, Planning Commission and that Mr. Beaudry work with staff to come up with a suitable landscaping plan. COMMISSIONER KUESTER MOVED TO CONTINUE THE REQUEST BY BEAUDRY OIL FOR AN AMENDMENT TO CONDITIONAL USE PERMIT 97-24 TO THE AUGUST 8,2000, PLANNING COMMISSION SPECIAL MEETING. COMMISSIONER BAKER SECONDED THE MOTION. THE MOTION CARRIED 4-0. 5.4. Reauest by Cynthia Sanborn for an Amendment to a Conditional Use Permit for a Theraoeutic Massage. Public Hearing - Case No. CU 00-26 . Staff report by Scott Harlicker. Cynthia Sanborn is requesting an amendment to a conditional use permit to operate a therapeutic massage business. In March 1997, Ms. Sanborn was granted a conditional use permit for therapeutic massage at 19112 Freeport Street. She is planning to relocate her business at 19260 Freeport Street and needs to amend her conditional use permit to correspond with the new location. Staff recommends approval of the conditional use permit with the condition that license is obtained from the city for the new location. Chair Mesich opened the public hearing. There being no comments from the public, Chair Mesich closed the public hearing. COMMISSIONER KUESTER MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY CYNTHIA SANBORN FOR AN AMENDMENT TO A CONDITIONAL USE PERMIT FOR THERAPEUTIC MASSAGE AT 19260 FREEPORT STREET, CASE NO. CU 00-26, WITH THE FOLLOWING CONDITION: 1. THE APPLICANT RECEIVES APPROVAL OF A LICENSE FOR THERAPEUTIC MASSAGE FROM THE CITY OF ELK RIVER. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.6. Reauest by Oous Northwest/ANC (Softoacl for Conditional Use Permit. Public Hearina - Case No. CU 00-28 . Craig Patterson, representing Softpac, stated that they propose to construct a 78,000 square foot facility in the southwest corner of Business Center Drive and Joplin Street, to manufacture, package and ship drink pouches worldwide. He reviewed the design and architecture of the building, noting that this will be the first of 5 manufacturing facilities nationwide proposed by Softpac. Planning Commission Minutes July 25, 2000 Page 8 . Bob Jones, CEO for Pouchpac Industries (Softpac), stated that the equipment which was designed in Germany is proposed to produce 400 to 600 pouches per minute, compared to 100 -120 produced by CapriSun, the only other comparable product available. He stated that the packing is environmentally superior to any packing on the market today, because it is thin and flat when empty; less than 20 percent of other packaged drinks. He explained that the unique process allows the products to be packaged without preservatives. Products include juices, protein based drinks and medical uses for tube feeding. Mr. Jones projects 360 million pouches will produced the first year. The facility will employ approximately 60 people when they open, and 150-200 people when fully expanded. John Dennis, representing Opus Northwest, explained that the operation will be "high-tech", employing 60 - 80 people at $13.00 - $17.00 per hour. There will be 9 product lines and production is expected to be 1.2 to 1.8 billion pouches a year, per plant. Each new facility will eventually carry one of the product lines. Mr. Dennis discussed the economic benefit to the Elk River area. . Roger Johnson, representing the applicant, explained how the building was designed around the equipment it is intended to house. He discussed how the storage vessels or "silos" have been incorporated into the aesthetics of the building. Mr. Johnson reviewed the proposed future expansion. He stated that the existing berm will be built up to create more of a buffer to the adjacent residential area and will be heavily landscaped. Mr. Johnson noted that all of the parking on the attached site plan demonstrates adequate space if it is required, but it is likely it will not be necessary to build this much. Michele McPherson, explained that a conditional use permit is required to allow construction of the five 12'x37' above-ground storage tanks. Ms. McPherson reviewed issues regarding setbacks, parking, traffic circulation, building materials and elevations, landscaping, grading, drainage and signage. She noted that the storage tanks will be approximately 3 feet higher than the building. Ms. McPherson stated that the landscaping and parking proposed by Softpac exceeds the minimum standards. Staff recommends approval of the request for above-ground storage tanks with the four conditions listed in the staff report. Commissioner Kuester stated she had concerns regarding the hours of operation, truck traffic, waste, and noise. Ms. McPherson stated that liquid waste would be discharged into the sanitary sewer system which has the capacity to handle this amount. Any paper waste would go to the landfill. She explained that a self-enclosed compactor would be located on the east side of the building, so there will be a limited volume of paper waste. Ms. McPherson noted that staff has requested a concrete wall be built around the compactor. . Mr. Jones stated that they expect to go on line June 2001, and will be running a first shift 7 days a week. By the end of the year they hope to add a second shift and eventually a 3rd shift. He expected there will be 10 to 15 trucks per day coming in and 25 going out. When fully expanded, it is anticipated there will be 30 - 50 trucks a day coming in and 70 going out. There will be no equipment . . . Planning Commission Minutes July 25. 2000 Page 9 outside the building which will generate noise, other than typical roof ventilation fans. Commissioner Chambers asked what type of trucks will be used. Mr. Jones stated that semi tractor/trailers will be used. Chair Mesich asked if there will be any type of emissions from the plant. Mr. Jones stated that their facility will be US FA and FDA approved and will emit no VOC's (volatile organic compounds). Chair Mesich asked if heat will be used in the package process. Mr. Jones stated that low temperature heat is used to seal the pouches so there will be no smoke generation. He explained that the manufacturing process is a full-service procedure, which includes cutting the pouches, making the product, filling and sealing, and shipping the finished product. Commissioner Kuester asked what hours the trucks would be coming in and going out. Mr. Jones stated that shipping and receiving hours would generally be 8 a.m. to 10 p.m. He noted that when a third shift is started, shipping and receiving would still be mainly on the first and second shifts. Commissioner Baker asked where there products would be shipped and if private haulers would be used. Mr. Jones stated that their products would be shipped world-wide and shipped by private trucking companies. Chair Mesich opened the public hearing. Dick Nelson, 18276 Kent Street, asked how the storage tanks would be connected to the building. Mr. Roger Johnson explained that the storage vessels will be integrally tied to the building and will be fully insulated and heated and cooled just as the rest of the building will be. Mr. Nelson asked if the plant will produce odors. Mr. Johnson stated that the only odor that may possibly be detected occasionally would be a light. fruity smell. He explained that no steam is used in the process and the sealing process is a low heat pressure and should not produce any odor. Mr. Nelson expressed his concern for the noise which would be generated by 50 - 70 trucks a day when the plant is fully expanded. Barbara Berg, 18274 Kent Street, asked if the semi trucks would be using the ring road shown on the proposed expansion drawing. Mr. Craig Patterson stated that the road would be for emergency access vehicles only. Ms. Berg asked if they have considered putting up a solid fence to help screen the noise from the trucks. Mr. Patterson stated that fences do not work very well to screen noise and he felt the dense planting would be more effective. Maxine Tempine, 18235 Kent Street, asked why the public hearing was being held, if the business was a permitted use. Ms. McPherson stated that the use is allowed but a conditional use permit is required for the storage tanks. Shirley Lowery, 13585 182nd Lane, asked if a traffic study has been done. Terry Maurer explained that Highway 10 is capable of carrying the additional traffic and that there are no plans to create any additional lanes at this time. Planning Commission Minutes July 25, 2000 Page 10 . Tom Thompson, 12879 2171h Avenue NW, asked if the city's water system will be impacted. Mr. Patterson stated that since 80 percent of their product is water. this issue was discussed with the public utilities and it was felt there was no concern. Jay Whiteoak, 13380 Waco street, explained that his residence will be adjacent to the shipping dock area. He asked if there were any plans to screen his property and expressed his concern that the existing trees may be damaged. Ms. McPherson stated that the applicant will not be allowed to disturb the trees on his property. She asked Mr. Whiteoak to arrange a time to meet with staff so that they may discuss some type of landscaping to screen his property. Mr. Whiteoak asked if his property value would be affected having this type of use next door. Ms. McPherson explained that property values are determined by the Sherburne County Assessor's office and he would need to contact them. She noted that it is likely his property value already reflects the zoning of the surrounding property. Chair Mesich asked if Elk River was the first city they have actively submitted plans. Mr. Patterson stated yes; that they have visited other cities in Wisconsin and Iowa and Elk River was clearly the leader. Commissioner Baker stated that he felt the applicants have put in a lot of work to achieve the landscaping and aesthetics of the building itself. . Chair Mesich expressed his concern for the amount of water the operation would require. He asked what would happen if a drought occurred. Terry Maurer explained that the municipal utilities have completed Well #6 and are in the process of acquiring property for Well #7. He did not feel there would be any changes required for the business if a drought occurred. The trunk watermain was placed in anticipation of light industrial uses. Mr. Maurer explained that the sewer treatment plant is currently operating at less than one-half its capacity of treating 2 million gallons per day. This facility would likely produce a maximum of 50.000 gallons per day. Commissioner Pederson expressed his support for the design of the building. Commissioner Baker felt that any type of use in this location will generate truck traffic. as well. Chair Mesich asked if the City Engineer felt a signal will be needed at the Joplin Street/Business Center Drive location. Mr. Maurer stated that when the business park is built out. a signal could possibly be needed. He noted that a turn lane is proposed but likely would not be warranted. There being no further comments from the public, Chair Mesich closed the public hearing. COMMISSIONER PEDERSON MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY SOFTPAC FOR A CONDITIONAL USE PERMIT TO AllOW ABOVE-GROUND STORAGE TANKS, CASE NO. CU 00-28, WITH THE FOllOWING CONDITIONS: 1. THE lANDSCAPE PLAN BE REVISED TO INCREASE SCREENING ALONG 183RD AVENUE. . . . . Planning Commission Minutes July 25. 2000 Page II 2. THE WESTERLY DRIVEWAY BE LOCATED CLOSER TO THE PROPERTY LINE TO ALLOW FOR FUTURE SHARED DRIVEWAY OPPORTUNITIES. 3. THE APPLICANT SHALL WORK WITH CITY STAFF TO DEVELOP A GRADING AND DRAINAGE PLAN TO ALLOW JOINT PONDING ON THE SITE. 4. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. COMMISSIONER BAKER SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5.7. Determine Comoliance of TIF 21 with Comorehensive Plan Marc Nevinski explained that the Planning Commission is asked to review Tax Increment Financing District #21 for compliance with the Comprehensive Plan. COMMISSIONER KUESTER MOVED THAT THE PLANNING COMMISSION FINDS TAX INCREMENT FINANCING DISTRICT NO. 21 TO BE INCOMPLIANCE WITH THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY OF ELK RIVER. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. 6. Other Business 6.1. Uodate on 7/17/00 City Council Meetina Commissioner Chambers provided an update on the July 17, 2000, City Council meeting. 6.2. Workshoo - Desi<;m Standards (Review Other Cities' Ordinances) The Planning Commission will hold a special meeting on August 8, 2000, in conjunction with their regularly scheduled workshop, in order to take action on the Beaudry conditional use permit request. The Planning Commission will review design standards and ethics for the Commission at the workshop session. 8. Adiournment There being no further business, COMMISSIONER BAKER MOVED TO ADJOURN THE MEETING. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 5-0. The meeting of the Elk River Planning Commission adjourned at 9:57 p.m. Respectfully submitted, D~;6id~ Debbie Huebner Recording Secretary