01-28-2003 PC MIN
e
e
e
MEETING OF THE ELK RIVER PLANNING COMMISSION
HELD AT ELK RIVER CITY HALL
TUESDAY, JANUARY 28, 2003
Members Present:
Chair Pederson, Commissioners Anderson, Franz, Jenson, Lemke,
Offerman and Ropp
Members Absent:
None
Staff Present:
Michele McPherson, Director of Planning; Scott Harlicker, Senior
Planner; Chris Leeseberg, Planner
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 6:30 p.m. by Chair Pederson.
2.
Consider 1/28/03 Planning Commission Agenda
COMMISSIONER JENSON MOVED TO APPROVE THE JANUARY 28,2003
PLANNING COMMISSION AGENDA COMMISSIONER ANDERSON
SECONDED THE MOTION. THE MOTION CARRIED 7-0.
3.
Consider Minutes
12/17/02 Planning Commission Minutes
COMMISSIONER ANDERSON MOVED TO APPROVE THE DECEMBER 17,
2002, MINUTES. COMMISSIONER JENSON SECONDED THE MOTION.
THE MOTION CARRIED 6-0-1. Commissioner Franz abstained.
1/14/03 Joint City Council/Planning Commission/Comprehensive Plan Task Force
Meeting Minutes
COMMISSIONER ANDERSON MOVED TO APPROVE THE JANUARY 14, 2003
JOINT MEETING MINUTES. COMMISSIONER JENSON SECONDED TIlE
MOTION. THE MOTION CARRIED 7-0.
4. Planning Commission Representative to Attend February 2003 City Council Meeting
5.1.
Commissioner Offerman will attend the February 18, 2003 City Council meeting.
Request by Janeth Harpster (Absolutely Yours) for a Conditional Use Permit/Home
Occupation (Beauty Shop), Public Hearing - Case No. CU 03-01
Staff report by Planner Chris Leeseberg. Mr. Leeseberg reviewed the layout of the proposed
home beauty salon, hours of operation, and access issues. He noted that the City Engineer
Planning Commission Meeting Minutes
]amwy 28, 2003
Page 2
e
has drafted a Septic Impact Statement to be signed by the applicant. The Planning
Commission agreed that the impact statement was a good idea and recommended that it be
required for this application and future applications for home salons in areas with private
septic systems and wells.
COMMISSIONER JENSON MOVED TO RECOMMEND APPROVAL OF THE
REQUEST BY JANETH HARPSTER (ABSOLUTELY YOURS) FORA
CONDITIONAL USE PERMIT FORA HOME OCCUPATION (BEAUTY
SALON), CASE NO. CU 03-01, WITH THE FOLLOWING CONDITIONS:
1. THE SALON SHALL COMPLY WITH THE BUILDING CODE
REQUIREMENTS.
2. THE APPLICANT SHALL MEET ALL STATE LICENSING
REQUIREMENTS.
3. IF ADDITONAL WORKSTATIONS OR EQUIPMENT ARE TO BE
ADDED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT
TO THE CONDITIONAL USE PERMIT.
4. THE APPLICANT SHALL SIGN THE SEPTIC IMPACT
AGREEMENT PRIOR TO BEING ISSUED THE CONDITIONAL
USE PERMIT.
COMMISSIONER ROPP SECONDED THE MOTION. THE MOTION
CARRIED 7-0.
.
6.
Other Business
6.1. Update on 1/21/03 City Council Meeting
Commissioner Anderson provided an update on the January 21,2003 City Council
meetmg.
7. Adiournment
There being no further business, COMMISSIONER ANDERSON MOVED TO
ADJOURN THE MEETING. COMMISSIONER JENSON SECONDED THE
MOTION. THE MOTION CARRIED 7-0.
The meeting of the Elk River Planning Commission adjourned at 6:40 p.m. to a workshop session.
Respectfully submitted,
iJJk ~
Debbie Huebner
Recording Secretary
e
e
ELK RIVER PLANNING COMMISSION
WORKSHOP NOTES
TUESDAY, JANUARY 28,2003
Members Present:
Chair Pederson, Commissioners Anderson, Franz, Jenson, Lemke,
Offerman and Ropp
Members Absent:
None
Staff Present:
Michele McPherson, Director of Planning; Scott Harlicker, Senior
Planner; Chris Leeseberg, Planner
e
The Commission met in workshop to discuss the land use and zoning options for the Ron's Foods
area defined by Highway 169 on the west, 5th Street on the north, Line Avenue on the east, and Main
Street on the south. Prior to reviewing the staff-prepared options, the Commission discussed the
land use and transportation issues in the area. It was noted that commercial along the highway is a
natural fit for what is going on in the area with the large box retailers south of Main Street and
additional commercial to the north, as well as business park! office to the east in Mulvany Point.
Chair Pederson noted, however, that a redevelopment project in the area creates a potential loss of
affordable housing for the City.
Commissioner Franz stated that any redevelopment or land use change would need to address the
traffic congestion currently in the area, as well as acknowledging that MN/DOT's Highway 169
corridor plans include a diamond or cloverleaf interchange with highway access at this location.
Commissioner Lemke stated that there needs to be a better transportation connection between
Dodge Avenue and Zane Street; that currently there is a lot of vehicle travel that occurs through a
predominantly residential area. Commissioner Franz suggested that the City consider changing the
R4 areas in the study area to Highway Commercial, and that the single-family area should be changed
to R4, Multi-Family.
Commissioner Anderson stated that he concurred with the recommendation to change the Multi-
Family areas to Highway Commercial, but that a road realignment needs to occur to resolve the
traffic issues. Most of the access points are too close to the intersections to create safe traffic
maneuvers. Commissioner Offerman noted that there is no good east-west connection near 193rd
Avenue, so residents typically leave Highway 169 at Main Street and travel the "back way" to the
residential neighborhoods to the north. He questioned what the tax impact would be to the single-
family homeowners if the property were guided to High Density Residential.
e
Staff then reviewed the six options for redevelopment/land use change with the Commission.
Option A - Phase 1 affected only the Emporium and the Ron's Foods site and proposed a 45,500
square foot mixed-use office retail/housing project. The Commission felt that it was more of a strip
mall versus big box and that there was no ability for the transportation system to support the
increased traffic. They did acknowledge that it closes the access onto Main Street from the
Emporium site, and that it also "cleaned up the Emporium site". This option presented the least
public cost.
Plarming Commission W otkshop Notes
January 28, 2003
Page 2
e
Option A - Phase 2 included the Emporium, the Ron's Foods site, and the two apartment buildings
adjacent to Main Street. The same 45,500 square foot mixed use was included in the proposal, and a
24,500 square foot mixed use was added to the comer of Main Street and Line Avenue. The same
comments that were provided under Option A - Phase 1 apply to Option A - Phase 2.
Option B included the Ron's Foods site, the Emporium, the two Main Street apartment buildings,
and a small portion of the single-family area. This option proposed two office buildings, 26,500 and
10,000 square feet respectively, a strip mall retail facility of 23,000 square feet, and a 10,000 square
foot restaurant space. The Commission felt that this option proposed a good restaurant site. It did
not go far enough in acquiring and removing the single-family homes. It began to anchor a
commercial/mixed use comer. The Commission also liked that the plan was more open and that
travelers would be able to see a variety of buildings and uses.
Option C was a continuation of Option B and increased the amount of single-family dwellings to be
acquired. Option C proposed 26,500 square feet of office, a 10,500 square foot restaurant space at
the comer of Main Street and Highway 169, and two retail strip malls 23,000 square feet and 30,000
square feet, respectively. The option also included a realignment of Baldwin Avenue from 5th Street
to County Road 13, north of 3rd Street. The Commission noted that they had concerns with access.
The access still requires traffic to travel through a predominantly residential neighborhood to get to
the redeveloped Commercial area. It also removed a number of single-family homes and increased
the loss of affordable housing; there is no addition to the number of Multi-Family units. The
Commission felt that the rest of the single-family might as well be acquired, based on Option C.
e
Option D proposed acquisition of the entire study area. All of the existing structures would be
removed and replaced with two large box retailers at 128,000 and 100,000 square feet, each. The
Commission noted that the park had disappeared. There was much discussion regarding the viability
and the marketability of big box retailers. Commissioner Offerman noted that there could be one
big box retailer anchoring the comer with smaller retail and office uses. Option D, in the
Commission's opinion, did not appear to be very exciting.
Option E as proposed, included an entire acquisition and redevelopment project. Two mixed-use
buildings at 30,000 and 35,000 square feet would anchor the redevelopment at Main Street and
Highway 169 and Main and County Road 13. Two retail buildings, 23,000 square feet each, would be
adjacent to Highway 169, and the remainder of the site would be used for apartments and
townhomes, and a relocated park. The Commission suggested that the southern part of Option B
could be mixed with Option E as an alternative. The Commission liked the additional housing and
the mix of uses.
Option F is similar to Option C in the amount of area to be redeveloped, however, the proposal
includes only a 90,000 square foot retail site and a 10,000 square foot restaurant site. It was noted
that there was a lot of impact for very little benefit.
It was the consensus of the Commission that the whole area needs to be guided for redevelopment
and that if the entire site was not identified as Commercial, then Commercial should be identified
along Highway 169 and Main Street, and that the single-family area should be guided for High
Density Multi-Family housing.
e
The Commission expressed throughout the meeting concerns with the impacts of the MN/DOT
Highway 169 corridor plan and felt that the traffic issues and transportation support system needed
to be resolved in order to make positive change at the Highway 169/Main Street intersection. They
Planning Commission Workshop Notes
January 28, 2003
Page 3
e
also discussed the possibility of expanding the study area to include the land east of Line Avenue and
north of Mulvany Point.
R!:f.spec lly sUbm~
~ fV(~
Mic ele McPherson
Director of Planning
e
e