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11-28-2000 PC MIN . . . MEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, NOVEMBER 28,2000 Members Present: Chair Mesich, Commissioners Baker, Chambers, Kuester, Pederson, Ropp and Schuster Members Absent: None Staff Present: Michele McPherson, Director of Planning; Scott Harlicker. Senior Planner; Stephen Wensman, Planner; Terry Maurer, City Engineer 1. Call Meetinq 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 11/28/00 Planninq Commission Aaenda COMMISSIONER BAKER MOVED TO APPROVE THE NOVEMBER 28, 2000 PLANNING COMMISSION AGENDA. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. 3.1. Consider 9/26/00 Planninq Commission Minutes COMMISSIONER BAKER MOVED TO APPROVE THE SEPTEMBER 26, 2000, MINUTES. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 6-0-1. Chair Mesich abstained. 3.2. Consider 11/14/00 Planning Commission Minutes COMMISSIONER BAKER MOVED TO APPROVE THE NOVEMBER 14,2000, MINUTES. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 7-0. 4. Plannina Commission Representative to Attend December City Council Meeting Commissioner Schuster will attend the December 18, 2000, City Council meeting. 5.1. Reauest by Christopher Stokke for Rezoninq from A 1 (Aqricultural) to C3 (Hiqhway Commercial!. Public Hearina - Case No. IC 00-6, and Land Use Amendment from A (AGricultural) to HB (Hiqhway Businessl- Public Hearing, Case No. LU 00-7 Staff report by Scott Harlicker. Christopher Stokke is requesting a rezoning to C3 (Highway Commercial) and land use amendment to HB (Highway Business) for property located at the southeast corner of the intersection of 218th Avenue and Highway 169. The property is currently being used for a landscape business. Mr. Harlicker reviewed the staff report which outlined the purpose of the A 1 (Agricultural) District and the surrounding conditions which led to the staff Planning Commission Minutes November 28, 2000 Page 2 . recommendation of denial. The Comprehensive Plan intends that highway commercial is an intensive commercial district and provides for high impact commercial uses that typically require access onto the highway system. The subject property does not have access to a public street and access to the highway is via a private gravel drive, not acceptable for highway commercial use. The Agricultural Conservation District is intended to maintain and enhance the use of land for agricultural purposes. Rezoning the subject parcel would create an isolated commercial district that is approximately three miles north of any other commercial entities located south of 197th Avenue. Staff recommends denial of the request of Mr. Stokke based on the findings listed in the staff report. Chair Mesich opened the public hearing. The applicant. Chris Stokke, approached the podium and indicated he would be happy to answer any questions. Commissioner Kuester asked if Mr. Stokke would be conducting any retail sales or if the site is intended to be used for storage. Mr. Stokke stated that the site would used for the storage of equipment. supplies, including edging, rock, filter fabric and also landscape material. He indicated that retail sales would be one of the long term options for the property. He also indicated that the site would be used for employees to arrive and leave from on their way to a job site. . Commissioner Kuester asked why he brought the request forward, and is the use of the property illegal at this time? Mr. Stokke stated that he would like to make the business legal and he feels that the area is better suited for commercial development. as opposed to residential. Commissioner Baker asked for clarification of what would be stored on site and has the applicant explored other options. Mr. Stokke stated he felt that his business was similar to the surrounding mining operations and that his use fits the neighborhood. He owns the property and is not interested in looking for an additional site. There being no further comments from the public, Chair Mesich closed the public hearing. Commissioner Chambers asked if the storage use could continue legally under the ordinance. Mr. Harlicker stated that the use does not fit within a specific use listed within the Agricultural Conservation District. Chair Mesich asked if the use of the property under the horticulture provision would be an option and also asked how the 2.8 acre site was created and what the age of the structure was. Mr. Harlicker stated that the structure is approximately 20 years old and that the 2.8 acres is an existing condition. Commissioner Pederson stated that he did not want to see areas of commercial development interspersed with the agricultural uses. . Planning Commission Minutes November 28. 2000 Page 3 . Commissioner Kuester expressed her concern regarding traffic issues related to higher intensity commercial operation. Chair Mesich stated that he did not feel that the use was inappropriate for the Agricultural Conservation District. however, he opposed rezoning the site to commercial, as it creates future problems if the property were to be resold. COMMISSIONER PEDERSON MOVED TO RECOMMEND DENIAL OF THE REQUEST BY CHRISTOPHER STOKKE FOR THE REZONING AND LAND USE, CASE NO.'S ZC 00-6 AND LU 00-7, BASED ON THE FOLLOWING FINDINGS: 1. THE COMPREHENSIVE PLAN OUTLINED THE EXTENSION OF THE HIGHWAY COMMERCIAL DISTRICT ALONG HIGHWAY 169 UP TO, BUT NOT NORTH OF, 197TH AVENUE. THIS PROPERTY IS ALMOST 3 MILES NORTH OF 197TH AVENUE. THE CONDITIONS HAVE NOT CHANGED TO WARRANT THE PROPOSED LAND USE PLAN AMENDMENT AND ZONE CHANGE. 2. ACCESS TO THE SITE IS RESTRICTED. ACCESS TO THE SITE IS VIA A GRAVEL PRIVATE DRIVE, WHICH IS NOT APPROPRIATE FOR HIGHWAY COMMERCIAL PROPERTY. 3. THE SURROUNDING PROPERTIES ARE ALL ZONED AGRICULTURAL AND HIGHWAY COMMERCIAL USES ARE NOT COMPATIBLE WITH AGRICULTURAL USES. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 7-0. 5.2. Request bv Phoenix Enterprises for Preliminary Plat Aooroval (Hillside 8th Addition). Public Hearinq - Case No. P 00-18 . Staff report by Steve Wensman. Phoenix Enterprises is requesting Preliminary Plat approval of Hillside 8th Addition, to subdivide 62.74 acres into 105 single family lots. Mr. Wensman reviewed issues associated with the plat including: existing conditions, grading, drainage, tree preservation, easements, park development. street layout and wetland impacts. Staff recommends that the request be postponed to the December 12, 2000 workshop meeting because of insufficient submittal information for review and because of unresolved issues relating to grading. Chair Mesich opened the public hearing. Terry Rothenbacker of Pioneer Engineering, indicated that the applicant is willing to work with staff to resolve the grading issues and they are interested in preserving the trees adjacent to and behind Menards. . Sally Pesta, 19506 Auburn Street, indicated on the map where her lot was. She stated that she can hear the phones ringing from Menards if her patio doors are open during the summer. Ms. Pesta indicated that she was vehemently opposed to having a park located near her house as they are a problem with curfew violators, trash, night-time basketball and teenage hangout for smokers of illegal substances or cigarettes. She indicated that when she purchased her house that the original plans indicated that she would have been located on a corner lot and they have completed numerous improvements based on the fact that they Planning Commission Minutes November 28. 2000 Page 4 . would be on a corner lot. Ms. Pesta stated that installation of a fence is not allowed due to the covenants of the development. Doug Franz, 19416 Dodge Street, indicated that he was concerned with traffic safety, as there are 20 kids under the age of 15 living on Dodge Street which is proposed under the development to become a through street. He felt that Dodge Street from Main Street to 196th would become a bypass for Highway 169, during the summer months when many trailers and boats are traveling north on 169. Mr. Franz suggested that a cul-de-sac be constructed at 195th which would prohibit traffic traveling through on Dodge Street. Ken Lueck, 11388 1981h Avenue NW, stated that he was present for the planned unit development of Hillside 51h through 71h Additions. At that time, smaller lot sizes were permitted due to the fact that Mr. Glines, who previously worked for Riverside Development, represented that future subdivisions would have larger lots to preserve trees and that they would include executive-type homes. He inquired as to whether or not the lot sizes averaged out between the various subdivisions. Mr. Luke also stated that he is concerned about the trail north of 1961h, as he is currently seeing increased A TV and snowmobile traffic. He stated that if a trail were to be constructed, that chain link fence should be placed on either side of the trail corridor. Patty and Don Swanson, 11460 1981h Avenue NW, stated that a wetland is located behind their home and that they were concerned whether or not it would be filled in. . Scott Fitzgerald, 19374 Dodge Street, stated that he had known about the road going through, but he wanted to know what the previous alignment was. Mr. Fitzgerald also inquired what the value would be and if covenants and restrictions would be required. Chair Mesich asked if sidewalks would be included in the subdivision. Mr. Wensman stated that sidewalks would be included on 195th Avenue, Dodge and 196th Lane. Mr. Rothenbacker stated that the original plans which were presented to residents were not officially approved by the City but were a work in progress required in order to complete feasibility studies for the expansion of utilities into the neighborhood. They can be expected to change. Chair Mesich asked if there was a parking area for the park. The applicant stated no. Ms. Pesta, 19506 Auburn Street, stated that she felt that she had no rights and that she was very upset that concept plans are allowed to change. . John Kuester, 19834 York Street and Chair of the Park and Recreation Commission, stated that he is glad to have the issue of ATV's and snowmobiles utilizing park property raised at the public hearing. He stated that it is park policy that motorized vehicles are not allowed on City trails and that there is an enforcement concern regarding the use of these vehicles. Mr. Kuester stated that the neighborhood park was an important component of the subdivision and Planning Commission Minutes November 28, 2000 Page 5 . that they are pleased with the location and it provides open space to balance the density of the units in the subdivision. Mr. Kuester stated that the neighbors adjacent to the park and within the subdivision will need to set the standards for allowed activities and behavior within the park. Chair Mesich asked if the area under the power lines was usable space. He stated that any un buildable areas should not receive credit from the City for park dedication. Mr. Wensman stated that the area under the power line could be used for informal and unstructured play but that no facilities are proposed for the area under the power line, nor would the developer be given credit for this area. Jared _, 662 NE River Road, Minneapolis, asked how many trees would remain in the area adjacent to the existing single family homes and are there any trees in the park. He encouraged the Commission to maintain as many trees as possible. Tim Franke, 19407 Dodge Street, stated he would like to reiterate his concern with the traffic on Dodge. He requested that Dodge not be connected, but that Baldwin Street be connected. Robin Fitzgerald, 19374 Dodge Street, stated that she was aware that homes would be constructed in this area and that she did have a concern regarding the amount of traffic on Dodge Street. She also stated that she would not allow her children to play under the power lines. . Rich Hardy, 19383 Dodge Street, also indicated his concern with the connection of Dodge Street. Mr. Rothenbacker stated that five lots were removed in order to provide space for the proposed park. He also stated that the applicant will maintain as many trees as possible. There being no further comments from the public, Chair Mesich closed the public hearing. Commissioner Pederson stated that he has several concerns regarding the proposed subdivision: 1} he would increase the buffer between the lots and the Menards development; 2} the traffic on Dodge will create a difficult traffic situation at 193rd Avenue, which is already a bad intersection; 3} he would like to see additional sidewalks added; 4} the park location is difficult and that there is not the distance between the equipment and the lot lines appears very close. He suggested moving the park to the area by Menards; 5} there are not enough trees proposed to be saved and that it really is a clear-cut situation. Commissioner Baker stated that traffic is an issue in this entire area. . Commissioner Kuester stated she has the following concerns regarding the proposed subdivision: 1} the increased density and the lack of open space. At the time the original concept plan was approved, the Planning Commission did not have a clear understanding of the density impacts and the amount of population and homes that would be in this area; 2} traffic on Dodge Street; 3} the subdivision is the last area to be developed in the whole Hillside area, Planning Commission Minutes November 28, 2000 Page 6 . therefore, making the connections, while necessary, create difficult traffic patterns for existing and proposed homes. Commissioner Schuster indicated a concern with the proposed trail location within the proposed subdivision. Commissioner Ropp indicated that he has a concern with the lack of trees that will be saved. Chair Mesich stated that he has a number of concerns regarding the proposed subdivision: 1) the proposed subdivision will remove all of the trees and flatten a large portion of the hills and will not maintain the current character of the site; 2) he suggested relocating the park adjacent to Menards to provide a buffer to the residential properties and to avoid the power lines; 3) he suggested connecting 195th to Auburn Street; 4) he questioned whether or not the developer could custom grade all of the lots within the subdivision in order to preserve additional trees. City Engineer Terry Maurer responded that the site could be custom graded, however, they would be graded to an overall grading plan and that as part of the initial street construction, any major cuts and fills would be completed in order to alleviate the builder from that responsibility. Chair Mesich requested that the letter received from Menards be read into the record. Director Planning Michele McPherson read the letter into the record. . COMMISSIONER BAKER MOVED TO POSTPONE THE REQUEST BY PHOENIX ENTERPRISES FOR PRELIMINARY PLAT APPROVAL OF HILLSIDE 8TH ADDITION AND PUBLIC HEARING, CASE NO. P 00-18, TO THE DECEMBER 12, 2000 PLANNING COMMISSION MEETING. COMMISSIONER PEDERSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. 6. Other Business 6.1. Uodate on November 20, 2000 City Council Meetina Commissioner Baker provided an update on the November 20, 2000 City Council meeting. 6.2. Workshoo: Discuss Land Use Alternatives for Northstar Corridor Deoot Site Dave Loch was present to introduce land use planning for the Northstar Corridor depot site to the Commission. Brad Scheib from HKGI presented three concepts to the Commission for land use alternatives for their consideration. Concept 1 included a business or job center which would guide the area surrounding the depot as Business Center zoning and would allow offices or manufacturing uses. This would allow job creation to occur within the City. He also indicated that the use of pedestrian-friendly design would be important to encourage walking to and from the depot site. . Planning Commission Minutes November 28. 2000 Page 7 . Concept 2 was a proposal for residential intensification and mixed use including high and medium density residential development. High density residential development included apartments and condos at approximately 30 units per acre, with medium density development defined as 8-12 units per acre. Mr. Scheib stated that good design can alleviate or even eliminate traditional concerns regarding apartments of crime, graffiti and other unsafe conditions. The third concept presented by Mr. Scheib was that of the transit village which included a balanced mix of commercial, business park and housing. He again stressed the need for good pedestrian connections. Commission Baker stated that he would like to make the depot site successful by incorporating transit-oriented design into the development. Commissioner Pederson stated that he would like to see the City pursue affordable housing for this site. He defined affordable housing as that level of housing which could be afforded by persons making $10 to $12 per hour. He stated that there is a group working with the legislature to mandate that in certain size subdivisions, 15% of the housing units would be considered affordable. He stated he liked Concept 3. Commissioner Chambers stated that he liked the buildings fronting the street with the de-emphasis on parking lots. . Commissioner Schuster stated that the development should not create ridership and that the train should have adequate ridership on its own merits. He stated that the City should not force development in one direction or another. Commissioner Kuester stated she preferred Alternatives 1 and 3 as presented by Mr. Scheib. She stated that she agreed with the need for affordable housing within the community. Commissioner Kuester stated that she would like to review this site in the larger city-wide context in order to evaluate whether the site should be all business park or if there should be some mix of uses. Ms. McPherson reviewed the need to update the Comprehensive Plan to address transit-oriented development and to guide this site appropriately for future development. She stated that at a minimum, this area needs to be brought into the urban service district in order to support higher density uses with municipal utilities. Chair Mesich stated that he would like to draw workers to the City, although he felt that this area would be a good place for higher density successful residential development. He stated that it was important to provide affordable housing that was well-designed and that residents could be proud to live in. . The Commission reviewed a presentation by John Peterson, Oakwood Development and Mark Putnam, of Putnam Design. for the Eull property. Mr. Peterson stated that his development group was under contract to purchase the remainder of the Eull property surrounding the Northstar Corridor depot site. He stated that the group is interested in a mixed use development (commercial, office and residential), but would not be interested in doing an all-industrial development. Planning Commission Minutes November 28. 2000 Page 8 . Mr. Putnam reviewed a schematic conceptual design for the development. The design included commercial spaces, office spaces and a variety of residential uses including townhomes, apartments and condominiums. The preliminary proposal indicated maintaining the wooded buffer adjacent to the wetland, although providing visual connection to this area for residents living within the development. Commissioner Chambers asked if there would be an architectural theme to this proposal. Mr. Peterson stated that they would maintain strict architectural control over the entire development to ensure consistency and quality. Chair Mesich stated that he would like to see this development bring jobs to the City of Elk River. 8. Adiournment There being no further business, COMMISSIONER BAKER MOVED TO ADJOURN THE MEETING. COMMISSIONER CHAMBERS SECONDED THE MOTION. THE MOTION CARRIED 7-0. The meeting of the Elk River Planning Commission adjourned at 10:31 p.m. . Resp~ctfully submitted,! /' L' /1 .{ /I,' ,.,1,./ f 1,1 i-(/'~/(, i l1.fti1ot.*"....- , I . Mibhele McPherson Director of Planning .