06-14-2005 PC MIN
WORKSHOP MEETING NOTES
ELK RIVER PLANNING COMMISSION
HELD AT ELK RIVER CITY HALL
TUESDAY, JUNE 14, 2005
Members Present: Chair Anderson, Commissioners Lemke, Offerman, Ropp, Stevens, and
Scott
Members Absent: Commissioner Westgaard
Staff Present: Michele McPherson, Director of Planning; Scott Harlicker, Senior
Planner; Chris Leeseberg, Planner
Council Liaison: Council Member Motin – Absent
Also Present:
Mr. & Mrs. Robinson, Mr. & Mrs. Schneider, Geraldine Graham, Mr. Izati,
Mr. Brenan and Carol Turner
1. Call Meeting To Order
Chair Anderson called the meeting to order at 6:33 p.m.
2. 175 Avenue Land Use Discussion
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Senior Planner Harlicker reviewed the six concept plans prepared by staff illustrating the
variety of land uses that could occur within the study area.
Commissioner Stevens stated that he liked a combination of options SD2 and SD4 with
minor changes. He questioned how many units would be allowed in each area. Mr.
Harlicker stated that staff had not calculated that for tonight’s discussion.
Commissioner Offerman stated he liked Option SD1 with high and medium density
townhomes as opposed to apartments. Mr. Izati asked if we had talked with any developers
to see if the market would support these concepts. Staff indicated no, but that once two or
three options have been selected, they would talk to a couple of developers to get their input
on the proposal. Mr. Brenan asked how realistic these plans and whether or not staff
realizes there was a housing slump.
Mr. Schneider stated that he wants to see single family and would rather have low density
residential as a land use.
Commissioner Scott asked if apartments would be a component of mixed use, as noted in
Option SD1 Mr. Harlicker stated yes. Mr. Schneider asked if in any scenario, could
someone sell a lot for a single family home. It was noted that in Options SD2 and SD6, it
could happen.
Commissioner Ropp stated he liked Option SD6. Chair Anderson stated that he preferred
Option SD1, but that once the roads were constructed, it may end up looking like SD6.
Chair Anderson stated that he felt the developers might like larger blocks of property to
develop as illustrated in SD1.
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June 14, 2005 Page 2
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Commissioner Lemke stated that he liked SD6, but that there should be more office space
and that he would like to this be a place that people reverse commute to, versus commuting
to Minneapolis.
Commissioner Offerman stated that he liked the transportation access points.
Ms. Graham asked if we had obtained the tax and assessing information requested at the last
meeting. Director Planning McPherson noted that we have not been able to contact the
Assessor, but that information would be available for the July meeting.
Mr. Izati stated that he would like to see high quality townhomes. Mr. Brenan asked if we
were under a mandate for affordable housing. He stated he would prefer high-end
townhomes, condominiums, or apartments.
3. Turner Concept Plan
The Commission reviewed the preliminary concept plan for 75 lots on 40 acres owned by
Ms. Turner that is being developed by Meridian Development Company. Director of
Planning McPherson reviewed the site constraints and the connections to River Park.
Commissioner Stevens asked if there would be an access to County Road 40. He felt one
was desirable and a connection to the southwest should also be included. He asked what the
tradeoff for the increased density to the City would be.
Commissioner Lemke asked what the distance would be between access points on County
Road 40. Ms. McPherson noted that they would be approximately 1,300 feet.
Commissioner Offerman concurred that a connection to the property to the south or to
County Road 40 was needed. Commissioner Stevens questioned the level of density and
whether it was consistent with the adjacent developments. Commissioner Anderson noted
that he needed to understand the benefit to the City for the smaller lots.
4. Discuss Maxim Furniture Building Materials
Tom Ryan, Ryan Development and Dave Anderson of FabCon were present to review the
proposed material change for Maxim Furniture. They explained the technical differences
and execution in creating the proposed panel for the furniture building and noted that the
ribbed panel that was initially proposed would not be well executed, based on the factory’s
abilities. They displayed samples of the proposed corduroy pattern and it was the consensus
of the Commission to approve the use of the integrally colored exposed aggregate random
pattern corduroy with the stamped lower portion as proposed by Ryan Development.
5. Discuss 2005 – 2008 Goals and Objectives
The Commission had no changes to the goals and objectives as presented, but wanted
additional projects added to the workshop schedule prepared by staff. These items will be
added to the regular agenda for June for formal approval and forwarding to the City Council.
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June 14, 2005 Page 3
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6. Discuss Zone Change Request No. ZC 05-01 – Parcel 6 and 7
The Commission discussed the two parcels that were tabled from the May regular meeting.
Parcel No. 6 is located on Meadowvale Road adjacent to Bonine Excavating. They agreed
that it should be re-guided from Light Industrial to High Density Residential and that it
should be rezoned to R4 Multi-Family. This will provide a buffer area between the new
multi-tenant industrial building on the west and the newer townhome development on the
east.
The Commission then reviewed Parcel No. 8 located west of Proctor Road, east of Upland
Avenue, and between 193 Avenue and Elk Lake Road, or County Road 1. This parcel was
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proposed to be rezoned to R4 Multi-Family, as it is guided for High Density Residential.
The Commission concurred that the west one-third of the parcel should remain Community
Commercial and it should be re-guided Commercial, and that the remaining two-thirds can
be zoned R4.
7. Other Business
Commissioners Scott and Anderson provided an update on the League of Minnesota Cities
training that they had attended in early June.
Having no further business, the meeting adjourned at 8:45 p.m.
Submitted by,
Michele McPherson
Director of Planning