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07-24-2001 PC MIN . . . MEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, JULY 24,2001 Members Present: Chair Pederson, Commissioners Baker, Franz, Mesich, Ropp and Schuster Members Absent: None Staff Present: Michele McPherson, Director of Planning; Scott Harlicker, Senior Planner; Chris Leeseberg, Park Planner/Planner; Debbie Huebner, Recording Secretary 1. Call Meeting To Order Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order at 6:53 p.m. by Chair Pederson. 2. Consider 7/24/01 Planning Commission Agenda COMMISSIONER MESICH MOVED TO APPROVE THE JULY 24, 2001 PLANNING COMMISSION AGENDA. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 6-0. 3. Consider 6/26/01 Planning Commission Minutes COMMISSIONER FRANZ MOVED TO APPROVE THE JUNE 26, 2001 MINUTES. COMMISSIONER ROPP SECONDED THE MOTION. THE MOTION CARRIED 5-0-1. Commissioner Baker abstained. 4. Planning Commission Representative to Attend 8/20/01 City Council Meeting Chair Pederson will attend the August 20, 2001 City Council meeting. 5.1. Request by Alliance Community Church for Interim Use Permit for Temporary Classrooms. Public Hearing - Case No. CU 01-26 Staff report by Michele McPherson. The Alliance Community Church requests that an interim use permit be approved to allow installation of four temporary classrooms at the rear of the existing church and school at 829 School Street. The applicant proposes that the classrooms will be needed for a maximum of 5 years. She explained that the church is in the process of acquiring additional property in order to expand. Plans will need to be prepared and funding-raising for construction would then begin. Ms. McPherson stated that the temporary classrooms will be wood frame construction and will be ADA compliant. She noted that bathrooms would be utilized in the existing school. Ms. McPherson reviewed the criteria which are considered in whether or not to allow an interim use. Planning Commission Minutes July 24, 2001 Page 2 . Staff recommends approval of the interim use permit with the condition that the installation complies with the Building and Fire Codes. Chair Pederson opened the public hearing. Chair Pederson asked if the applicant would still meet their parking requirements. Chair Franz asked if the temporary trailers would match the existing buildings. Rob Kirkpatrick, deacon at Alliance Church, stated that the parking area on the north side of the gym is used very little and could be used for parking during church services. He stated that the color of temporary classrooms matches their existing building and that the trim can be changed to match, as well. Chair Pederson asked if the applicant feels they will need the full five years for the temporary classrooms. Mr. Kirkpatrick stated that staff required them to provide an ending date, and they felt they could meet their objectives within the five years. He noted that they could get the best deal with a 3-year lease. Commissioner Baker asked where they are in the process of acquiring property. Mr. Kirkpatrick stated that the church has a signed purchase agreement with Mr. Morrell and they are in the process of raising funds for the purchase. . Commissioner Mesich asked if plantings on the south property line shown on the drawing have been completed. Mr. Kirkpatrick stated that not all the plantings are in, but that they are continuously making improvements to the property. Commissioner Mesich felt completion of plantings should be required to provide screening from Lions Park. The Commissioners were in agreement that the temporary classrooms should match the existing building as closely as possible, and that the five year time period was acceptable, with the exception of Chair Pederson who stated he was not comfortable with a five-year time limit. There being no further public comment, Chair Pederson closed the public hearing. COMMISSIONER BAKER MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY ALLIANCE COMMUNITY CHURCH FOR AN INTERIM USE PERMIT TO ALLOW INSTALLATION OF TEMPORARY CLASSROOMS UNTIL SEPTEMBER 1, 2006 WITH THE FOLLOWING CONDITION: 1. THE INSTALLATION SHALL COMPLY WITH THE BUILDING AND FIRE CODES. 2. AN APPROPRIATE NUMBER OF PLANTINGS BE INSTALLED ON THE SOUTH PROPERTY LINE AS DETERMINED BY STAFF. 3. THE COLOR AND TRIM ON THE TEMPORARY CLASSROOMS MATCH THE EXISTING BUILDING. COMMISSIONER MESICH SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.2. Request by Cascade Land Company, LLC for Land Use Map Amendment to Include Certain Property in the Urban Service Area, Public Hearing - Case No. LU 01-06 . Planning Commission Minutes July 24, 2001 Page 3 . Staff report by Scott Harlicker. Cascade Land Company is requesting to amend the Comprehensive Plan to include approximately 6 acres in the Urban Service District. The property is located on the south side of 17Sth Avenue at the Polk Street alignment. Mr. Harlicker reviewed activity within 1,4 to ~ mile of the site which included the Northstar Corridor station, the proposed Elk River Station PUD, and possible extension of utilities under/with 17Sth Avenue when road improvements are done. Staff requests that the 8 nearby residential properties on the south side of 17Sth Avenue also be considered with this request. Commissioner Mesich asked where the wetlands were located in this area. Mr. Harlicker indicated wetland areas on the map. Commissioner Mesich asked when 17Sth Avenue is proposed to be improved. Terry Maurer, City Engineer, stated that road improvements are scheduled for 2002. Commissioner Schuster asked why utilities would be extended under/with 17Sth at this time. Mr. Maurer explained that it would be cost-effective to construct the utilities when the road is torn up anyway. He stated that the City is receiving pressure to develop the Mitchell property, and that the Kliever Lake Hills and Kliever Lake Fields plats are already being processed. He noted that the Council has not made a decision on these properties Commissioner Schuster asked if the utilities are not put in now, how and when would utilities be put in later. Mr. Maurer explained that they would be placed in a corridor along the road (in the right-of-way) in 2007 as planned. . Commissioner Baker asked why the 2007 date was established. Mr. Maurer explained that this area was included in the Urban Service District as part of the Comprehensive Plan update, but the Council wanted to give the residents time to decide what they wanted to do with their property. He stated that the Council did not want to force the residents to hook up to city sewer and water if they did not want it. Commissioner Baker asked what the ramifications would be if the entire 80 acres were included in the Urban Service District at this time. Mr. Maurer stated that it would be available for development with services, but that residents that don't want it yet would not pay for it and that developers would bear the cost of extending utilities to a particular property. Mr. Maurer noted that from an engineering standpoint, there is no reason utilities cannot be extended to the area. He explained that the system has the capacity to handle this area and that any properties hooking up to services would help pay the cost. Chair Pederson opened the public hearing. Jim Brown, representing Cascade Land Co., applicant, agreed with staff's recommendation to look at this entire area. He noted that his company owns property on both sides of 17Sth Avenue NW. Diane Brinson, resident on 175th Avenue, stated that there are wetlands in the southeastern corner of the subject property. She felt that only 2 of approximately 15 property owners in this area are interested in selling their land for development. She asked what is being proposed for the property. Mr. Brown explained the concept plan for the subject property. . Commissioner Mesich asked if the developer has contacted the school district to find out what the impact of this number of homes would be on the school district. Mr. Brown stated Planning Commission Minutes July 24, 2001 Page 4 . that they have not spoken with the school district. He felt that it makes sense to service this area and that it will have a positive impact. There being no further public comment, Chair Pederson closed the public hearing. Commissioner Schuster asked Mr. Maurer his opinion on the issue. Mr. Maurer stated that he was in agreement that it would be more cost-effective to combine areas to be serviced, rather that to "piece-meal" services to only 11 lots. He stated that the system would have to be looped to service a small area. Chair Pederson, Commissioners Franz, Schuster and Baker expressed their concurrence that it makes more sense to consider this whole area. Commissioner Schuster stated that he would like to know how the other property owners feel about the issue. Mr. Maurer stated that approximately 200 acres of the area designated for services in 2007 has already been approved or approval is requested for services at this time. Mr. Harlicker stated that there is the same situation on 181 st Avenue, where there are smaller parcels and services are being extended to larger parcels for development. Discussion followed regarding various options for acting on the request by the applicant. Mr. Harlicker stated that the Commission could either approve or deny the request, or table the request until such time as the area can be looked at as a whole. . City Attorney Peter Beck stated that the Council would need to determine whether or not this property should have been included in the urban service district in the first place, and, if the 2007 date should continue to be used as a guideline for development. He stated that it is the City Council's policy to request the developer! property owners bear the entire cost of extending utilities. He stated that the City Council has the discretion to deny a request for extension of utilities prior to 2007, if they choose. He felt that when the 2007 date was established, the issue was staging the city's ability to build the infrastructure and also to allow the property owners time to make decisions. City Attorney Peter Beck asked if the applicant was willing to waive the required 120 day time period for action on his application by the City Council. Mr. Brown, representing the applicant, stated that they would be willing to waive the time limit and would provide a letter stating so to staff. COMMISSIONER BAKER MOVED TO TABLE INDEFINITELY THE REQUEST BY CASCADE LAND COMPANY, LLC FOR A LAND USE MAP AMENDMENT TO INCLUDE CERTAIN PROPERTY IN THE URBAN SERVICE DISTRICT. COMMISSIONER SCHUSTER SECONDED THE MOTION. THE MOTION CARRIED 6-0. CHAIR PEDERSON MOVED TO RECOMMEND THAT THE CITY COUNCIL CONSIDER THE ENTIRE 80 ACRE SITE FOR INCLUSION IN THE URBAN SERVICE AREA, AS OUTLINED BY STAFF. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.3. Request by Dynamics Design and Land Company for Preliminary Plat Approval (Hilltop Woods Estates 2nd Addition). Public Hearing - Case No. P 01-11 . Staff report by Scott Harlicker. Dynamics Design and Land Co. requests preliminary plat approval for a 20.16 acre clustered single family development. The applicant is allowed 8 Planning Commission Minutes July 24, 2001 Page 5 . lots based on the zoning district, plus an additional 3 lots for density bonuses for a total of 11 lots. Mr. Harlicker reviewed the density bonus detail, streets, lot sizes, open space provisions, grading, drainage and utilities, landscaping and environmental issues. The Park and Recreation Commission has recommended payment of park dedication fees in the form of cash, and that the applicant provide a trail easement along 207th Avenue, across Outlot B along the north boundary of the plat. Staff recommends approval of the plat with the 21 conditions listed in the staff report. Chair Pederson opened the public hearing. Steve Hickman, 20562 Victoria Drive, stated his concerns regarding oak wilt. He explained that he trenched his lot when building his home in order to preserve trees and he still lost trees. He felt that the lighting proposed for this development should be extended to their existing development to provide continuity. He also expressed concern that the homes built in this development would not be comparable to the homes in the existing neighborhood. Mr. Hickman stated that his main concern was the developer's agreement for Hilltop Woods Estates stating that any future phase of the development is subject to a condition that not more lots can be developed without an additional access to County Road 32. . Jim Brown, representing Dynamics Design and Land Co., applicant, stated that he has been working with the County Forester, Tim Edgeton, and that he has received a written response from him which was forwarded to Mr. Harlicker, regarding oak wilt prevention He stated that the home values proposed for this development will be upscale and "higher end" pricing. He stated that he was not aware of any agreement requiring a through-street to be built before development can occur. Mr. Brown stated that eventually through-streets will occur as development continues and there would be 30 - 64 additional lots in this area. He stated that he has contacted the County Ditch Inspector and he has no concerns. Drainage calculations will be going to Mr. Maurer for his review. Mark Malzahn, 20590 Victoria Drive, stated that the residents living in Hilltop Woods Estates have relied on the information in the developer's agreement which was recorded with their deeds, stating that no development can occur until Victoria Drive is extended to a thru-street. He did not feel the proposed development would have any continuity with their development, since their lots are 3 acres and homes are valued in excess of $200,000. He did not feel the property was suitable for cluster development and did not feel a comparable home could be built on the small lots being proposed. Anthony Pestello, 20511 Victoria Drive, expressed his concern for safety without another street outlet. He did not feel a cluster development was consistent with their existing development. Mr. Pestello expressed his concern for possible tree loss. He stated that he also trenched his property, spending thousands of dollars, and he still lost approximately 2,000 oaks. He felt that he had done a good job of saving trees and asked that the Commission make sure all measures were taken to save trees in this proposed development. Micke Juillerat, Lot 5, asked if the City ordinance does not allow a cul-de-sac to be more than 700 feet, how could this development be approved. Mr. Maurer explained that it has been City policy to allow "temporary" cul-de-sacs and require road connections be established within the plat for future extension when adjacent properties develop. . Mr. Juillerat felt that the turn onto Victoria Drive off County Road 32 was too sharp, and that this was a safety concern that should be taken into consideration. He noted that the Planning Commission Minutes July 24, 2001 Page 6 . school district had to change the bus route so they come in from the north, because they could not make the turn from County Road 32. Mr. Brown stated that they have followed the guidelines of the city's ordinances regarding lot sizes, density and design. He explained that the cluster ordinance encourages smaller lots. He stated that they are willing to look at the covenants of Hilltop Woods Estates when establishing covenants for the proposed development. He stated that three future road connections have been provided for in the plat. Mark Malzahn, 20950 Victoria Drive, felt that this area is an extension of the existing Hilltop Woods Estates, and since cluster development was not allowed when it was developed, this area should not be developed as a cluster. He asked if a turn-around would be provided for the school bus. Mr. Maurer stated that a temporary turn-around would be required at the north end of the plat. Mr. Malzahn asked that the Commission deny the plat as proposed. Commissioner Baker asked where the condition came from which was in the developer's agreement. Mr. Harlicker stated that the condition was not mentioned in the City Council minutes where the conditions are typically listed as approved. Peter Beck, City Attorney, stated that although the developer's agreement condition is a point to consider, the City is not obligated to deny the plat on that condition alone. . Commissioner Mesich asked if there was a preliminary plat or concept for this area. Mr. Harlicker stated that he could not find one on file. Mr. Harlicker noted that it would be possible to subdivide the property into 8 lots under the present zoning. Commissioner Mesich stated that he was concerned that if this developer's agreement was added to each of the Hilltop Woods Estates property owner's abstracts, there may be basis to deny the plat. Mr. Brown asked Mr. Beck at what point a developer's agreement is satisfied. Mr. Beck stated that typically it is satisfied once a project is closed out. Commissioner Mesich stated that he felt Outlot C is an extension of what was intended to be a buffer zone from the gun club and that he was not sure about giving a density bonus for this open space. He also would like to see elevations to determine if a density bonus for an architectural theme is appropriate. Commissioner Baker stated that Outlot C is separated form the homes and he would like to see the open space adjacent to the homes. Chair Pederson sated that he would rather see this area developed with eight 2-1/2 acre lots. He cited concerns regarding the condition of the developer's agreement, the long-cul-de-sac, and traffic safety issues. Commissioner Mesich expressed concern that the city could disregard the original developer's agreement. Commissioner Ropp asked how long Victoria Drive would be, if it were not connected with a through-street. Mr. Maurer estimated it would be 1,300 feet. Mr. Harlicker stated that there are also three other possible future road connections. . There being no further public comment, Chair Pederson closed the public hearing. Planning Commission Minutes July 24, 2001 Page 7 . COMMISSIONER FRANZ MOVED TO RECOMMEND DENIAL OF THE PRELIMINARY PLAT FOR HILLTOP WOODS ESTATES 2ND ADDITION BASED ON THE FOLLOWING FINDINGS: 1. THE EXISTENCE OF A DEVELOPER'S AGREEMENT FOR HILLTOP WOODS ESTATES WHICH STATES THAT NO FURTHER DEVELOPMENT WILL OCCUR UNTIL VICTORIA DRIVE IS EXTENDED AND CONNECTED WITH A THROUGH-STREET. 2. THE CUL-DE-SAC PROPOSED IN THE HILLTOP WOODS ESTATES 2ND ADDITION PRELIMINARY PLAT WOULD BE SIGNIFICANTLY LONGER THAT ALLOWED BY THE CITY'S ORDINANCE. 3. THE PRELIMINARY PLAT DOES NOT MEET THE CLUSTER ORDINANCE CRITERIA AS STATED IN THE CITY OF ELK RIVER'S CLUSTER ORDINANCE REGARDING DENSITY BONUSES. COMMISSIONER BAKER SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.4. Request by Loucks Associates (Qwest Wireless) for Zone Change from A1 (Agricultural) to AT (Antenna Overlay). Public Hearing - Case No. ZC 01-05 Request by Loucks Associates (Qwest Wireless) for Conditional Use Permit for Cellular Communication Tower. Public Hearing - Case No. CU 01-25 5.5. . Staff report by Scott Harlicker. Loucks Associates, on behalf of Qwest Wireless, requests a zone change and conditional use permit for a wireless telecommunication tower and equipment pad. Qwest proposes to lease a 27' by 22' area at 21475 Highway 169 in orderto construct a 150' self-supporting mono-pole to support their wireless PCS antennas. In order to construct the proposed tower, a rezoning to AT is required. Mr. Harlicker reviewed issues associated with the conditional use permit regarding co-location and construction requirements, and design standards. He then reviewed the findings for the rezoning. Staff recommends approval of the conditional use permit and the rezoning based on the three findings listed in the staff report. Commissioner Baker asked if there would be vegetation around the fence. Mr. Harlicker stated that the entire site is surrounding by woods. Commissioner Mesich asked if tree preservation measures would be required. Mr. Harlicker stated that the applicant is working with the County Forester, Tim Edgeton. Chair Pederson opened the public hearing. Jared Anderson, representing Loucks Associates, stated that they are aware of the oak wilt problems in this area and that they are working with Mr. Harlicker and Mr. Edgeton to minimized the amount of tree-cutting as much as possible. He explained that the access will be a straight connection, running at angle to the tower site, so that it can't been seen off-site. Mr. Anderson stated that they would be willing to stake the area so that the area outside of it will not be disturbed. . Planning Commission Minutes July 24, 2001 Page 8 . Commissioner Baker asked if Qwest would be maintaining the road into the tower site. Mr. Anderson explained that maintenance of the road has been negotiated with the property owner as part of their lease agreement. There being no further public comment, Chair Pederson closed the public hearing. COMMISSIONER MESICH MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY LOUCKS ASSOCIATES (QWEST) FOR REZONING OF CERTAIN PROPERTY FROM A1 (AGRICULTURAL) TO AT (ANTENNA OVERLAY), CASE NO. ZC 01-05, BASED ON THE FOLLOWING FINDINGS: THE PROPOSED REZONING IS COMPATIBLE WITH THE SURROUNDING LAND USES. THE PROPOSED REZONING IS NECESSARY IN ORDER TO PROVIDE EFFECTIVE WIRELESS TELECOMMUNICATION COVERAGE FOR THE CITY. THE REZONING IS IN ACCORDANCE WITH THE COMPREHENSIVE PLAN FOR THE CITY. COMMISSIONER BAKER SECONDED THE MOTION. THE MOTION CARRIED 6-0. . COMMISSIONERMESICH MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY LOUCKS ASSOCIATES (QWEST) FOR A CONDITIONAL USE PERMIT FOR A 150 FOOT TALL WIRELESS TELECOMMUNICATION TOWER AND SUPPORT EQUIPMENT, CASE NO. CU 01-25, WITH THE FOLLOWING CONDITION: 1. A TREE PRESERVATION BE SUBMITTED AND APPROVED BY CITY STAFF. 2. THE APPLICANTS WORK WITH THE COUNTY FORESTER TO PREVENT OAK WILT. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.6. Request by Lions Club for an Amendment to a Conditional Use Permit for the Lions Park Shelter Addition. Public Hearing - Case No. CU 01-27 . Staff report by Michele McPherson. The Lions Club requests an amendment to the conditional use permit in order to increase the expansion of the shelter from 4,320 square feet to 5,030 square feet. The shelter is located in the northwest corner of Lions Park. An additional 700 square feet is proposed to be added to the expansion in order to relocate the bathrooms, add a third bathroom stall, and storage area. Ms. McPherson noted that the original plans for the addition have not changed, but that the additional square footage would help the building function better. The City Council has authorized $30,000 in funding from the RDF fund for the additional costs. Planning Commission Minutes July 24, 2001 Page 9 . 5.7. . 5.8. 5.9. 5.10. 5.11. . Staff recommends approval of the request with the condition that all requirements of the Chief Building Official be met. Commissioner Baker asked if there was still a concern that this space would be redundant to a proposed YMCA or the School District's family center. Ms. McPherson stated that there was a concern originally, but now the general consensus is that this site will serve interim space needs for intermediate size groups and will complement future uses, as well as enhancing the recreational opportunities as Lions Park. Chair Pederson opened the public hearing. There being no public comment, Chair Pederson closed the public hearing. COMMISSIONER BAKER MOVED TO RECOMMEND APPROVAL OF THE REQUEST BY THE LIONS CLUB FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT FOR THE LIONS SHELTER EXPANSION TO INCREASE THE SIZE FROM 4,320 SQ. FT. TO 5,030 SQ. FT. WITH THE FOLLOWING CONDITION: 1. ALL REQUIREMENTS OF THE CHIEF BUILDING OFFICIAL BE MET. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 6-0. Request by Elk River Station. LLP for Waiver to the T ownhome Moratorium Request by Elk River Station. LLP for Land Use Amendment to change the land use from Ll. Light Industrial and LR. Low Density Residential. to CC. Community Commercial and MR. Medium Density Residential. and to bring property into the Urban Service District. Public Hearing - Case No. LU 01-02 Request by Elk River Station. LLP for Rezoning from Rla to PUD (planned Unit Development). Public Hearing - Case No. ZC 01-03 Request by Elk River Station. LLP for Preliminary Plat Approval (Elk River Station). Public Hearing - Case No. POl-OS Request by Elk River Station. LLP for Conditional Use Permit (Elk River Station). Public Hearing - Case No. CU 01-08 Chair Pederson excused himself from discussion of these items. Staff report by Scott Harlicker. Mr. Harlicker reviewed staff's concerns regarding access, grading and drainage, building elevations, Park and Recreation unresolved issues, and landscaping. City Engineer Terry Maurer reviewed his issues of concern regarding traffic, drainage, retaining walls and tree preservation, as outlined in his report to city staff dated July 19, 2001. Chair Baker opened the public hearing. There being no public comment, Chair Baker closed the public hearing. Len Pratt, Elk River Station LLP, introduced Jim Johnson of Hakanson-Anderson Associates. Mr. Johnson discussed traffic flow issues with the south and north intersections raised by City Engineer Terry Maurer. He stated that they are willing to limit phasing of the Planning Commission Minutes July 24, 2001 Page 10 . development, dedicate right-of-way, or contribute to signalization of the intersection if required. Discussion followed regarding the "round about" traffic circle proposed for the west side of the plat. Mr. Johnson stated that the location could be moved further to the east and provide one-way traffic only. He stated that this could be considered at the August 14th meeting. Terry Maurer stated that he felt the best option was to connect to 175th Avenue, and signalization of the intersection was the least desirable option, due to the close proximity of the railroad tracks. He stated that it was the City's intent that there be no signals on Tyler Street between Highway 10 and County Road No. 12. Commissioner Baker asked how residents of the development would get to the Park and Ride. Mr. Johnson explained the location of the pedestrian overpass. Derek Passe of Passe Engineering discussed the retaining walls around the ponds. Commissioner Mesich asked why the ponds could not be designed with adequate slopes so that retaining walls would not be necessary. Mr. Passe stated that an adjacent street comes within one foot of the westerly pond. He explained that the storm sewer is designed to run along the curb, and would run into the pond in the event emergency overflow was necessary. He stated that they are looking at fencing alternatives for the ponds. . Teresa St. Amant of US Homes reviewed the design standards which are proposed for the row homes and back-to-back townhomes, including the following: Vertical siding, gables, box-outs, tapered columns, trim boards, band boards, rear entries, decks over garages, entrances on end units, wrap windows, eyebrows, and brick options. She stated that the row homes will range in size from 1,700 - 2,100 square feet, with a price range of $180,000- $195,000. The lodge units (back-to-back) range in size from 1,300 -1,400 square feet and price range in the $ 130,000's. Ms. St. Amant stated that they are considering using different color palettes for different buildings. Commissioner Mesich asked if earth tones would be used. Ms. St. Amant stated that earth tones are incorporated in a Craftsman design. Commissioner Mesich asked how the project would be affected if they were required to meet the 8 unit maximum townhome units per building limit, as proposed in the draft revised townhome ordinance. Bill Prichard, Orin Thompson Homes, stated that if the regulation were imposed, it would have a significant financial impact on the viability of their project. He felt that the number of units they are proposing are necessary in order to incorporate the design techniques such as varying roof lines and 2 car garages which provide "curb appeal". Ms. McPherson asked why the brick is designated an option and not just planned into the design. Commissioner Baker agreed that the Commissioners would like to see more brick. Ms. St. Amant stated that they would like to limit the brick as an option due to cost concerns. . Paul Sween, Dominium Development, and Brian Lubben of BKV Group, reviewed concept plans forthe apartment buildings. Mr. Sween stated the footprints for the buildings have been "carved in" to preserve trees. The buildings will be four-story in the middle and "step down" to three stories on the ends. The fa~ade will be variegated and have an entrance feature with a canopy. Exterior materials include brick, cement fiber siding and asphalt shingles. Several two-story townhouse-style apartments will be included which will be 1,250 square feet or larger. Each will have private decks or patios, and center islands in the kitchens. Mr. Sween concluded that the apartment buildings will be of high quality. Planning Commission Minutes July 24, 2001 Page 11 . Commissioner Mesich asked what happened to the 2-3-4 story stepped design the developer discussed at previous meetings. Mr. Sween stated that they are willing to look at that type of design, but that for every foot which is removed from the height of the building, the footprint will be increased by 20 feet. Mr. Sween felt that when the buildings are constructed, they will appear less dense than any apartment buildings. He stated that there will be the equivalent of 1 ~ football fields of open space between the buildings. He felt these buildings will be superior in comparison to any apartment buildings the Commission may have seen. Commissioner Baker asked if the existing trees would be preserved. Mr. Sween stated that the trees are a valuable resource and that they rarely get an opportunity to build on a site with large mature trees. He stated that they intend to make every effort to preserve the existing trees, as well as planting additional trees. The Commission discussed the roof line of the buildings with Mr. Sween. The Commissioners were in agreement that that one building be done with the 3-4 story step design as shown and one building with a 2-3-4 step design. Mr. Sween stated that apartment units will range in size for 950 square feet for a smaller unit to 1,400 for a 3-bedroom townhome-style unit. . The Commissioners discussed exterior materials and maintenance with Mr. Sween. Mr. Sween stated that they plan to use a cement lap siding product on the exterior. He explained that they are also concerned with maintenance of the buildings, since they are in the business of long-term ownership Mark Putman, Putman Planning & Design, reviewed the layout of the project, including the parks and open space. Commissioner Baker questioned whether or not the project provided enough commercial space to serve the needs of this many residents. Mr. Pratt stated that it is necessary to create enough critical mass of housing to support the retail, and that the space will be set aside for development, once the users (residents) are in place. Commissioner Baker asked if enough sidewalks are included to serve the residents. Ms. McPherson stated that there are so many sidewalks proposed, that staff has actually asked them to remove some of them. Commissioner Franz asked what type of lighting is proposed. Mr. Pratt stated that they will chose some type of soft lighting based on aesthetic appeal. Ms. McPherson noted that the developers will be working with Connexus and that the utilities generally allow the developers to chose their own style of lighting. COMMISSIONER MESICH MOVED TO TABLE THE REQUESTS BY ELK RIVER STATION LLP TO THE AUGUST 14,2001 PLANNING COMMISSION SPECIAL MEETING AND WORKSHOP. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 6-0. . 5.12. Request by City of Elk River for Ordinance Amendment. Section 900 to Revise Business Park Zoning District Building Designs and Materials Standards. Public Hearing - Case No. OA 01-08 . . . Planning Commission Minutes July 24, 2001 Page 12 Staff report by Michele McPherson. Ms. McPherson reviewed the versions of the exterior building finishes language proposed by staff and the one proposed by the industrial developers. Ms. McPherson also presented a third version which the EDA is proposing as a compromise of the two drafts. Staff recommends approval of the ordinance language proposed in the staff version Number 1. Discussion followed regarding which walls are to have the proposed standards applied to them. Chair Pederson opened the public hearing. Mr. Rick Martens expressed his concern that all of the walls including the loading dock side would have to have the same materials as the remaining sides. He suggested changes to language in Item I regarding screening of roof equipment. He felt that Option 3 was a good comprormse. There being no further public comment, Chair Pederson closed the public hearing. COMMISSIONER BAKER MOVED TO RECOMMEND APPROVAL OF THE ORDINANCE AMENDMENT OPTION 3 TO AMEND THE BUSINESS PARK BUILDING DESIGN AND MATERIAL STANDARDS, WITH THE CHANGES AS NOTED. COMMISSIONER FRANZ SECONDED THE MOTION. THE MOTION CARRIED 5-1. Commissioner Schuster opposed. 6.1. Update on July 16. 2001 City Council Meeting Commissioner Ropp provided an update on the July 16, 2001 City Council meeting. 8. Adjournment There being no further business, COMMISSIONER BAKER MOVED TO ADJOURN THE MEETING. COMMISSIONER MESICH SECONDED THE MOTION. THE MOTION CARRIED 6-0. The meeting of the Elk River Planning Commission adjourned at 11:42 p.m. ~espectfully submitted, ~lli!tf ~d/Lt2-e.- Debbie Huebner Recording Secretary