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02-23-2005 PC MIN . . . MEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, FEBRUARY 23, 2005 Members Present: Chair Ropp, Commissioners Anderson, Lemke, Offerman, Scott, Stevens, and Westgaard Members Absent: None Staff Present: 2. 3.1. Scott Harlicker, Senior Planner; Chris Leeseberg, Planner; Steve Rohlf, Building & Environmental Administrator; 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 6:30 p.m. by Chair Ropp. Consider 2/23/05 Planning Commission Agenda MOVED BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER ANDERSON TO APPROVE THE FEBRUARY 23,2005 PIANNING COMMISSION AGENDA. MOTION CARRIED 7-0. Consider 12/14/04 Planning Commission Workshop Meeting Notes MOVED BY COMMISSIONER ANDERSON AND SECONDED BY COMMISSIONER LEMKE TO APPROVE THE DECEMBER 14,2004 PIANNING COMMISSION WORSHOP MEETING NOTES. MOTION CARRIED 7-0. 3.2. Consider 1/11/05 Planning Commission Workshop Meeting Notes MOVED BY COMMISSIONER OFFERMAN AND SECONDED BY COMMISSIONER LEMKE TO APPROVE THE JANUARY 11, 2005 PIANNING COMMISSION WORSHOP MEETING NOTES. MOTION CARRIED 7-0. 3.3. Consider 2/8/05 Planning Commission Workshop Meeting Notes 3.4. MOVED BY COMMISSIONER WESTGAARD AND SECONDED BY COMMISSIONER LEMKE TO APPROVE THE FEBRUARY 8, 2005 PIANNING COMMISSION WORSHOP MEETING NOTES. MOTION CARRIED 7-0. Consider 1/25/05 Planning Commission Minutes MOVED BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER LEMKE TO APPROVE THE JANUARY 25,2005 PLANNING COMMISSION MINUTES. MOTION CARRIED 7-0. . . . Planning Commission Minutes Febru<uy 23, 2005 Page 2 4. Planning Commission Representative to Attend City Council Meeting Commissioner Stevens will attend the March 21, 2005 City Council meeting. 5.1. Request by Suburban Northwest Builders Association for Conditional Use Pennit to allow Use of Home (Energy House II) as office in Nordic Hills. Public Hearing - Case No. CU 05-03 Staff report presented by Building & Environmental Administrator Steve Rohlf. The Suburban Northwest Builders Association (NSBA) requests an interim use pennit to allow them to office from Energy House III demonstration site and model home. Mr. Rohlf noted that it has been difficult to monitor the results of Energy House I and II, since no one was at either of these sites on a regular basis. Mr. Rohlf explained that the house is proposed to be opened for the 2005 Fall New Home Tour and Parade of Homes and cease being used as the SNBA office in March of 2008 (2;1 years). Mr. Rohlf reviewed information regarding the reason for the request, the site, Energy City participation, City involvement, and issues which were discussed at the neighborhood meeting. These issues included traffic, hours of operation, lighting, number of employees and employee parking, use of adjacent lot for parking, and the type and number of functions which would be held at the site. Mr. Rohlf provided detailed information regarding each of the residents' concerns including details regarding the Energy III house (appearance, materials used, etc.), projected traffic and hours, signage, and screening and landscaping. He stated that staff recommends approval of the request, and reviewed each of the proposed ten conditions. Commissioner Stevens asked if there were any issues with Energy House I and II. Mr. Rohlf stated that they were not utilized as much as they hoped, and that the larger lot size and location made them difficult to find. Commissioner Stevens asked if any complaints were received. Mr. Rohlf stated there were no complaints regarding the Energy I and II homes. Chair Ropp asked what the status of the adjacent lot was that would be used for parking. Mr. Rohlf explained that the lot is owned by a builder and that the builder will tty to keep it open as long as he can, but that it could be sold at any time. If this happened, the NSBA members would need to carpool or shuttle to the site. Mr. Rohlf noted that the home will be sold at the end of the time period. Chair Ropp opened the public hearing. Neal Christy, 19488 Boston Street - Expressed his concern for increased traffic related to the use. He was concerned for safety of the children in the neighborhood, since there are no sidewalks in this area. Mr. Christy asked how many tours there would be per year. Mr. Rohlf stated that they hoped to have twelve tours, but that in reality there may only be six or seven. He noted that there were four or five per year at Energy Houses I and II. He stated that the board members would not be there as often as staff's traffic study suggests, but that he estimated the "worst case" scenario. Mr. Christy disputed staff's note that single family homes generate ten trips per day. He stated he was opposed to the request because of traffic concerns. Tom Osberg, 19496 Zumbro Street - Asked if the lot was proposed to be rezoned to commercial. Mr. Rohlf stated no, and that the use is proposed as interim use with a specific start and end date. Mr. Osberg expressed concern that the integrity of the neighborhood . . . Planning Commission Minutes February 23, 2005 Page 3 will be negatively impacted by the proposed use. He felt that if the number of employees increased, there would be even more traffic. Mr. Osberg stated his concern for the safety of children with increased traffic, noting that the 30 mph speed limit is often ignored. He stated he was opposed to the request because it would adversely change the structure of the neighborhood, and that potential buyers will be deterred from building in Nordic Hills. He was concern about buses in the neighborhood, shuttling people back and forth. Mr. Rohlf asked the applicant if they anticipated more than three employees. The applicant stated no. Mr. Rohlf stated that he will discuss the issue of a three way stop at the intersection of Zumbro Court and 194m Avenue with the City Engineer and Police Chief. Mike Wilson, 19370 Zumbro Court - Stated that he would not have moved to this location if he would have known about the proposed office. He felt that all those living on Zumbro Court will be impacted by the traffic. He stated that there are many children and walkers on this street. He stated that he was upset with the number of meetings proposed and the traffic that would be generated. Angie Wilson, 19370 Zumbro Court - Stated that she did not feel the trips per day were realistic. She stated that the people living on this street are aware of the number of children and watch out for them, and that the people coming to this site would not be as cautious. Jim Greenlund, Board of Directors for the Minnesota Builders Association, and the Suburban Northwest Builders Association, Chair for Energy House III, applicant - stated that they care what happens in the neighborhood, and that they also care about educating people how to conserve energy. He stated that the Energy House will be built for builders and consumers. He stated that when a house sits vacant, it has the appearance of being abandoned and may attract unwanted people to a neighborhood. He stated that there may be twelve buses to the site a year, at most, and that school buses will also be in the neighborhood. He felt that all bus drivers know how to drive in areas where there are children. He did not feel traffic will be a significant issue, and that two single family homes on these two lots would generate significantly more traffic. He noted that it is very unlikely that all thirteen SNBA board members will attend all the meetings, since they often have a difficult time getting a quorum. He concluded that the Energy House III will serve an important purpose for the builders, the people, and the City of Elk River. Unknown resident residing at 19473 Zumbro Court - Stated he would not have moved to a neighborhood with commercial uses nearby if he would have known what was proposed. He expressed his appreciation for the neighborhood meeting but did not feel that all of their concerns have been addressed. He felt it was poor planning to open this office after the neighborhood is already there. Mr. Greenlund stated that the property is residential, not commercial and that it will stay that way. He stated that the office use would have no more impact than having a day care business in a residential neighborhood. There being no one else to speak to this issue, Chair Ropp closed the public hearing. Commissioner Lemke asked if any city money is being used for Energy House III. Mr. Rohlf stated that Landfill Abatement funds will be used for recycling education. Commissioner Stevens asked if any of the building materials will be "outside" of the Building Code. Mr. Rohlf stated no, noting that they will try to build the home in anticipation of the 2006 Energy Code. . . . Planning Commission Minutes February 23, 2005 Page 4 Commissioner Offerman asked if the only issue for the interim use was the office use. Mr. Rohlf stated yes. Commissioner Anderson asked why this lot was chosen. Greg Holst, representing the applicant, stated that the house was chosen because of its location and utilities that are available for the site. Commissioner Stevens stated that he understood the neighbors' concerns, but that he was not sure the use would have the impact that they are expecting. He felt Energy Houses I and II had little neighborhood impact, and there was little difference between having this use and two residential uses. Commissioner Anderson stated that he also lives on a cul-de-sac and understood the potential impacts. He stated he was disappointed that the applicant chose this lot at the end of a long cul-de-sac, since all of the residents living along it would be affected. But, he was aware there were not easy to find a lot for this purpose. He stated that since this was an interim use, there would be a beginning and ending date. He felt that Mr. Rohlf did a good job addressing the neighbors' concerns through the proposed conditions. Commissioner Anderson stated that he felt it was important for the home to be built, since Elk River is an Energy City and that it should be built in an area with more visibility than the two previous homes. He stated he supported a recommendation for approval. Chair Ropp stated that he also shared Commissioner Anderson's views, although it was unfortunate that the lot was located at the end of a cul-de-sac. He stated that the City has already approved many home occupations and there don't appear to be any problems. Commissioner Offerman stated he also concurred with Commissioner Anderson's and Commissioner Stevens' comments. He felt that the conditions have adequately addressed the residents' concerns and supported the Energy House as a valuable educational tool. It was the consensus of the Commission to recommend that staff review the need for a three-way stop at the intersection of 194m Avenue and Zumbro Court. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER STEVENS TO APPROVE THE REQUEST BY SUBURBAN NORTHWEST BUILDERS ASSOCIATION FORA CONDITIONAL USE PERMIT TO ALLOW USE OF HOME AS OFFICE, CASE NO. CU 05-03, WITH THE FOLLOWING CONDITIONS: 1. ENERGY HOUSE III SHALL CEASE BEING USED AS THE SNBA OFFICES AND AN ENERGY CITY DEMONSTRATION ON MARCH 20, 2008 2. NO TWO EVENTS OR MEETINGS SHALL BE SCHEDULED AT ENERGY HOUSE III AT THE SAME TIME, EXCEPT THAT ENERGY CITY'S GRAND OPENING WILL COINCIDE WITH THE 2005 FALL PARADE OF HOMES. 3. NO ON-STREET PARKING IS ALLOWED AND EVENTS AND MEETINGS ARE LIMITED IN SIZE BY THE AMOUNT OF PARKING AVAILABLE UNLESS PARTICIPANTS ARE SHUTTLED-IN FROM OFF- SITE PARKING AREAS. . . . Planning Commission Minutes February 23, 2005 Page 5 4. ALL PARKING SHALL BE CONDUCTED ON HARD SURFACING OR POROUS PAVERS PLANTED WITH GRASS IN THE LOCATIONS IDENTIFIED IN THE MATERIALS SUBMITTED BY THE SNBA. THESE PARKING AREAS WILL BE DEFINED TO AVOID PARKING ON LANDSCAPED AREAS. 5. SNBA MAY INCLUDE ENERGY HOUSE III IN THE 2005 FALL PARADE OF HOMES AND THE 2006 SPRING HOME TOUR. THE SNBA IS NOT AUTHORIZATION TO INCLUDE ENERGY HOUSE III IN FUTURE SIMILAR EVENTS WITHOUT REVIEW WITH A PUBLIC HEARING AND APPROVAL BY THE ELK RIVER PLANNING COMMISSION. THE PLANNING COMMISSION'S DECISION MAY BE APPEALED TO THE CITY COUNCIL BY THE SNBA OR PROPERTY OWNERS IN THIS AREA. 6. TYPICAL SNBA OFFICE HOURS ARE LIMITED TO 8:00 AM UNTIL 5:00 PM ON WEEKDAYS. FALL PARADE OF HOMES AND SPRING HOME TOURS HOURS ARE LIMITED TO 12:00 PM UNTIL 6:PM THURSDAY THROUGH SUNDAY AND ENERGY CITY HOURS ARE LIMITED TO 9:00 AM UNTIL 2:30 PM ON WEEKDAYS. 7. LANDSCAPING AND SCREENING SHALL BE INSTALLED BY THE SNBAAS ADDRESSED IN THIS MEMO AND THE PLANS SUBMITTED AND SHALL INCLUDE A SIX FOOT HIGH PRIVACY FENCE WITH PLANTINGS ON LOT 28, BLOCK 2 AS LONG AS IT IS USED FOR PARKING FOR ENERGY HOUSE III. 8. THE SNBA SHALL MAKE THEMSELVES AVAILABLE TO NEIGHBORS TO ADDRESS SPECIFIC ISSUES AND CONCERNS. IF FUTURE ISSUES AND CONCERNS THAT MAY ARISE CAN'T BE REMEDIED BETWEEN THE NEIGHBORHOOD AND THE SNBA, THEY WILL BE DIRECTED TO CITY STAFF FOR RESOLUTION. IF STILL UNRESOLVED, STAFF MAY DIRECT THIS PERMIT BACK TO THE PLANNING COMMISSION AND CITY COUNCIL, WITH PUBLIC HEARING FOR POSSIBLE REVOCATION. 9. SIGNAGE SHALL BE LIMITED TO: )0> AN ADDRESS STONE ARCHITECTURALLY INCORPORATED INTO THE HOUSE STATING "SUBURBAN NORTHWEST BUILDERS ASSOCIATION - ENERGY HOUSE III". THIS SIGN MAY BE INDIRECTLY LIGHTED AS LONGS AS IT DOESN'T CAST A GLARE ON ADJACENT PROPERTIES. )0> A NON-LIGHTED SIGN ADJACENT TO COUNTY ROAD #1, BUT NOT LOCATED IN THE R-O-W, WITH A MAXIMUM COPY FACE OF 64 SQUARE FEET. IN LIEU OF THIS SIGN, SNBA MAY REQUEST A NORTHBOUND AND A SOUTHBOUND RURAL BASED BUSINESS SIGN FROM SHERBURNE COUNTY. )0> FOR SPECIAL EVENTS A BANNER MAY BE PLACE ON THE FLAGPOLE AT THE ENTRANCE TO NORDIC HILLS. THIS BANNER SHALL NOT BE ERECTED MORE THAN ONE DAY PRIOR TO THE DAY OF THE EVENT AND SHALL BE TAKEN DOWN WITHIN ONE DAY AFTER THE EVENT. . . . Planning Commission Minutes February 23, 2005 Page 6 10. LIGHTING FOR ENERGY HOUSE III SHALL FOLLOW THE STANDARDS SET FORTH IN THE ELK RIVER CIlY CODE FORA SINGLE FAMILY RESIDENTIAL DWELLING. 11. THE NUMBER OF EMPLOYEES SHALL NOT EXCEED THREE (3) FOR THE TERM OF THE INTERIM USE. MOTION CARRIED 7-0. 5.2. Request by 1st Step Preschool/Paulette Hanlon for Conditional Use Permit to operate Preschool at 555 Railroad Drive. Public Hearing - Case No. CD 05-01 Staff report presented by Senior Planner Scott Harlicker. Paulette Hanlon requests a conditional use permit to operate a preschool (1st Step Preschool) at 555 Railroad Drive. Mr. Harlicker reviewed the request details including layout, play area, parking needs and hours of operation. Staff recommends approval of the request with the three conditions listed in the staff report dated Februaty 23, 2005. Commissioner Anderson asked how the children got to the site. Mr. Harlicker stated that they would be dropped off by their parents/caregivers. Chair Ropp opened the public hearing. There being no one to speak to this issue, Chair Ropp closed the public hearing. Commissioner Stevens stated that he is familiar with this operation and felt that this would be a better location. He expressed his support to recommend approval. Commissioner Anderson asked how many staff would be at the preschool. Paulette Hanlon, applicant, stated there would be six per day and there would be more than adequate parking. She noted that the class times are staggered by ten minutes to allow better flow. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER LEMKE TO RECOMMEND APPROVAL OF THE REQUEST BY 1ST STEP PRESCHOOL/PAULETTE HANLON FORA CONDITIONAL USE PERMIT TO OPERATE A PRESCHOOL, CASE NO. CU 05-01, WITH THE FOLLOWING CONDITIONS: 1. THE REQUIREMENTS OF THE CHIEF BUILDING OFFICIAL SHALL BE MET. 2. THE APPLICANT SHALL RECEIVE A LICENSE FROM THE STATE OF MINNESOTA PRIOR TO COMMENCING OPERATION. 3. SIGNAGE SHALL COMPLY WITH THE SIGN ORDINANCE. MOTION CARRIED 7-0. 5.3. Request by Amanda Hill for Conditional Use Permit for Home Occupation (Hair Salon). 19371 Zumbro Court. Public Hearing - Case No. CD 05-02 Staff report presented by Planner Chris Leeseberg. Mr. Leeseberg reviewed the request by Amanda Hill for a conditional use permit to operate a hair salon out of her home at 19781 . . . Planning Commission Minutes Februmy 23, 2005 Page 7 Zumbro Court, providing details regarding the location, type and hours of operation. Staff recommends approval of the request with the four conditions listed in the staff report. Chair Ropp opened the public hearing. There being no one to speak. to this issue, Chair Ropp closed the public hearing. Commissioner Offerman stated that there was nothing different about this request than others they have approved and expressed his support for approval. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER WESTGAARD TO RECOMMEND APPROVAL OF THE REQUEST BY AMANDA HILL FORA CONDITIONAL USE PERMIT TO OPERATE A HAIR SALON OUT OF HER HOME, CASE NO. CU 05-02, WITH THE FOLLOWING CONDITIONS: 1. THE SALON SHALL COMPLY WITH ALL BUILDING CODE REQUIREMENTS. 2. THE APPLICANT SHALL MEET ALL STATE LICENSING REQUIREMENTS. 3. IF ADDITIONAL WORK STATIONS OR EQUIPMENT ARE TO BE ADDED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 4. THERE SHALL BE NO PARKING FOR THE BUSINESS ALLOWED ON THE STREET. MOTION CARRIED 7-0. 5.4. Request by Richard Foster for Ordinance Amendment to Private Kennel Ordinance. Public Hearing - Case No. OA 05-01 Staff report by Michele McPherson and presented by Scott Harlicker. Richard Foster requests an ordinance amendment to allow private kennels in districts other than the R1a Single Family Zoning District. Staff recommends that private kennels be allowed in Rl districts as a permitted use on lots greater than five acres, and as a conditional use on lots less than five acres. Commissioner Anderson asked if the request was a result of a complaint. Mr. Harlicker stated yes. Chair Ropp asked for clarification regarding private kennels. Mr. Harlicker explained that the animals would be the pets of the property owner and no boarding of other people's pets would occur. Mr. Anderson asked if the complaint has been addressed. Mr. Harlicker stated that complaints regarding animals are handled by the City's Community Service Officer (CSO). Commissioner Scott asked if a permit was required for the private kennel. Mr. Harlicker stated that a private kennel license was required from the City and that all private and commercial kennels are inspected by the City on an annual basis by the CSO's. Chair Ropp opened the public hearing. There being no one to speak. to this issue, Chair Ropp closed the public hearing. . . . Planning Commission Minutes February 23, 2005 Page 8 MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER STEVENS TO RECOMMEND APPROVAL OF THE PROPOSED ORDINANCE IANGUAGE RELATING TO PRIVATE KENNELS, CASE NO. OA 05-01. MOTION CARRIED 7-0. 5.5. Request by R.J. Ryan Construction for Conditional Use Permit for Maxsun Furniture Store. Public Hearing - Case No. CO 04-39 Staff report by Director of Planning Michele McPherson and presented by Planner Chris Leeseberg. The applicant requests a conditional use permit to allow construction of a 50,000 square foot retail furniture store at the southwest comer of 179th Avenue and Twin Lakes Road (Lot 2, Block 1, Elk River Crossing 6th Addition). Mr. Leeseberg reviewed the site plan, grading and drainage, transportation issues, landscaping, and building elevations and materials. Staff recommends approval of the request with the two conditions listed in the staff report. Commissioner Offerman asked for clarification on the random rib pattern panels. Mr. Leeseberg explained. Commissioner Westgaard stated that the floor plans do not match the elevations submitted in their packet, and that all elevations do not reflect the Gty's standards requiring that buildings over 100 feet in length incotporate recesses, off-sets, pilasters or angular forms so that no uninterrupted length exceeds 50 feet, or that wall project or recess should be a depth of 3 percent of the length of the uninterrupted buildings length. Chair Ropp opened the public hearing. Tom Ryan, applicant - Stated that the architect spoke with Michele McPherson today regarding the necessary changes. He stated that the reason the floor plans don't match with the elevations is because they are still negotiating the details. He stated that the revisions will conform with the PUD standards and will include architectural interest at the pedestrian level. Mr. Leeseberg noted that the elevations in the packet were taken from the first submittal graphics and changes have not been incotporated yet. Commissioner Offerman asked if lighting was addressed. Mr. Ryan stated that he discussed lighting with Ms. McPherson and that she stated it will be addressed in the staff report to the Gty Council. Mr. Ryan asked if the sidewalk being recommended was necessary and asked who would use it. Commissioner Anderson explained the history of the sidewalk link and that construction of the link would allow pedestrian movement between the business park area and the commercial area. Commissioner Stevens asked if there were any plans to change the three lane configuration of Zane Street. Mr. Leeseberg stated that staff has reached an agreement with Wal-Mart to move the sidewalk 10 feet into their property in order to provide more right-of-way for the widening of Zane, if necessary. There being no one else to speak to this issue, Chair Ropp closed the public hearing. Commissioner Offerman stated that he liked the look of the building and felt that Condition # 2 would address their concerns. He supported a recommendation of approval. . . . Planning Commission Minutes February 23, 2005 Page 9 MOTION BY COMMISSIONER ANDERSON AND SECONDED BY COMMISSIONER OFFERMAN TO RECOMMEND APPROVAL OF THE REQUEST BY R.J. RYAN CONSTRUCTION FORA CONDITIONAL USE PERMIT TO CONSTRUCT A 50,000 SQUARE FOOT RETAIL FURNITURE STORE, WITH THE FOLLOWING CONDITIONS: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE BUILDING DESIGN AND MATERIALS SHALL COMPLY WITH THE ELK RIVER CROSSING PUD STANDARDS. Commissioner Lemke asked if the other elevations met the City's standards. Commissioner Offerman stated that he was comfortable that Condition # 2 addresses the need for the applicant to meet the PUD standards. MOTION CARRIED 7-0. 5.6. Request by Zylstra Harley Davidson to Amend the Planned Unit Development Agreement for Hillside Crossing to allow parking lot as Principal Use. Public Hearing - Case No. CU 05-04 The staff report was presented by Senior Planner Scott Harlicker. Zylstra Harley Davidson requests that the Hillside Crossing Two Planned Unit Development be amended to allow a lot to be used as accessory parking/motorcycle training for a principal use that is not on that same lot. Mr. Harlicker reviewed issues related to the request regarding location, property size, proposed use, grading and drainage, and landscaping. He stated that the applicant will address noise. Mr. Harlicker explained that as part of the City Council review, the Hillside Crossing PUD will be amended to ties this use to the existing Harley Davidson business. Mr. Harlicker reviewed each of the seven conditions of approval recommended by staff. Commissioner Stevens asked where training is now being conducted. Chair Ropp opened the public hearing. Mike Manner, General Manager, stated that they currently use the Senior High School parking lot area. Commissioner Stevens asked if there have been any complaints. Mr. Manner stated no, and Mr. Harlicker concurred. Mr. Manner explained that Harley Davidson motorcycles are not used for training. He distributed information regarding the Buell Blast motorcycle which is used for training riders. He explained that this product is much smaller and quieter and that have a decibel rating of 82. He discussed information that was also distributed to the Commissioners regarding decibel ratings of typical household items and compared them to the Buell motorcycle decibel rating. Mr. Manner stated that there will be a maximum of twelve students at one time. Commissioner Anderson asked what would prevent i8-wheelers or other vehicles from parking in the lot and felt there should be some type of controls and/or signage to prevent this from occurring. Mr. Manner stated that the lot would be posted "no parking" and that the Police Department does a good job of keeping an eye on their business. Mr. Harlicker noted that this was a problem in the past, but they have worked with the City to keep it from . . . Planning Commission Minutes February 23, 2005 Page 10 happening. Mr. Marmer stated that the parking lot will have curb and gutter, and will be paved and sodded. Commissioner Scott asked where the weekend events would occur. Mr. Marmer stated that they will be confined to the main building site and that employees will be parking in the new lot when it is constructed. Commissioner Offerman asked if the business was open on Sundays. Mr. Marmer stated that they are open from noon to 5:00 p.m., but there are no vehicle sales in conformance with Minnesota law. He noted that students will be in the classroom on Thursday and Friday evenings and range training is conducted on Saturdays and Sundays. Commissioner Scott asked how the Buell Blast compared to the Harley in size and noise. Mr. Marmer stated that the Buell has a 500cc single cycle engine, and a Harley has a 1,400 - 1,500cc twin cycle engine, so there is a considerable difference in the size and noise level. Commissioner Anderson stated that he has observed the motorcycle training in session and did not see it as an issue. Commissioner Scott concurred. Commissioner Stevens stated he also shared Commissioner Anderson's concern for a possible need to restrict access to the lot. He suggested that some type of arm be placed across the driveway into the lot. Commissioner Anderson asked if any lighting was proposed. Mr. Marmer stated no, that their activities would be conducted during the daylight hours. Mr. Harlicker stated that this is a highly visible site and is not isolated. He stated it would be up to the applicant if they wished to light the parking lot. Commissioner Anderson stated that he would support the request if some type of control was used for access to the lot. Chair Ropp concurred. Mr. Harlicker suggested that the need for a gate or other device could be required, if there were problems or complaints. Commissioner Anderson stated that he felt that signage should be placed immediately upon completion of the construction, stating "Harley Davidson employees only" or something similar. Mr. Marmer asked if it would be possible to have surmountable curbing rather than 90- degree curbing, since this could pose a safety hazard for new students to come to such an abrupt stop. Mr. Harlicker stated that typical curbing is 90-degrees, but he could check with the City Engineer to see if it would be acceptable to have the surmountable curbing on the sides of the parking area not adjacent to the street. There being no one else to speak to this issue, Chair Ropp closed the public hearing. MOTION BY COMMISSIONER SEVENS AND SECONDED BY COMMISSIONER SCOTT TO RECOMMEND APPROVAL OF THE REQUEST BY ZYLSTRA HARLEY DAVIDSON TO AMEND THE HILLSIDE CROSSINGaTWO PUD TO ALLOW USE OF LOT FOR PARKING/MOTORCYCLE TRAINING, WITH THE FOLLOWING CONDITIONS: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE PAVED AREA SHALL BE CONSTRUCTED TO CITY STANDARDS INCLUDING CONCRETE CURB AND GUTTER, AND THAT THE CITY . . . Planning Commission Minutes February 23, 2005 Page 11 ENGINEER SHALL DETERMINE IF SURMOUNTABLE CURBING CAN BE USED ON AT LEAST TWO SIDES OF THE PARKING LOT. 3. THE AREA BETWEEN THE PAVED AREA AND THE SIDEWALK OR CURB SHALL BE SODDED AND THE PROPOSED lANDSCAPED AREAS SHALL BE IRRIGATED. 4. TURF SHALL BE ESTABLISHED AND MAINTAINED ON THE REMAINDER OF THE SITE THAT IS NOT WOODED, PAVED OR lANDSCAPED. 5. A 50 FOOT NOT CUT AREA SHALL BE MAINTAINED ALONG THE NORTH BOUNDARY OF THE PROPERTY. 6. OUTLOT B SHALL BE REPLATTED AS ONE LOT PRIOR TO FINAL APPROVAL OF THE CONDITIONAL USE PERMIT. 7. NOISE IMPACTS SHALL BE MITIGATED. 8. IF WARRANTED IN THE FUTURE DUE TO COMPLAINTS, ACCESS TO THE PARKING LOT /TRAINING SITE SHALL BE RESTRICTED TO PREVENT UNAUTHORIZED USE. MOTION CARRIED 7-0. 5.7. Request by the City of Elk River for an Ordinance Amendment to include Bed and Breakfast Establislunents as uses in Zoning Districts, Public Hearing - Case No. OA 05-02 The staff report was presented by Senior Planner Scott Harlicker. The City of Elk River requests an ordinance amendment to define bed and breakfast business and establish standards to allow them in certain residential, agricultural and commercial districts. Staff recommends approval of the proposed ordinance amendment. Chair Ropp opened the public hearing. There being no one to speak to this issue, Chair Ropp closed the public hearing. MOTION BY COMMISSIONER ANDERSON AND SECONDED BY COMMISSIONER STEVENS TO RECOMMEND APPROVAL OF THE REQUEST BY THE CITY OF ELK RIVER FORAN ORDINANCE AMENDMENT TO DEFINE BED AND BREAKFAST BUSINESS AND ESTABLISH STANDARDS TO ALLOW THEM IN CERTAIN RESIDENTIAL, AGRICULTURAL AND COMEMRCIAL DISTRICTS, CASE NO. OA 05-02. MOTION CARRIED 7-0. 6. Other Business 6.1. Update on February 22, 2005 City Council Meeting Commissioner Anderson provided an update on the February 22, 2005 City Council meeting. 8. Adiournment . . . Planning Commission Minutes February 23, 2005 Page 12 There being no further business, MOVED BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER ANDERSON TO ADJOURN THE MEETING. MOTION CARRIED 7-0. The meeting of the Elk River Planning Commission adjourned at 8:45 p.m. Respectfully submitted, ,{)~ ~ Debbie Huebner Recording Secretary