06-24-1997 PC MIN
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MEETING OF THE ELK RIVER PLANNING COMMISSION
HELD AT ELK RIVER CITY HALL
TUESDAY, JUNE 24,1997
Members Present:
Commissioners Sullivan, Kuester, Minton and Mesich. Commissioner
Thompson arrived at 6:35 p.m.
Members Absent:
Chair Anderson and Commissioner Cote
Staff Present:
Steven B. Ach, City Planner; Scott Harlicker, Assistant Planner;
Terry Maurer, City Engineer; Debbie Kleckner, Recording Secretary
CallMe~WnoioOrder
Pursuant to due call and notice thereot the meeting of the Elk River Planning
Commission was called to order at 6:30 p.m. by Acting Chair Sullivan.
2.
Consider.6W1.'419J7:iPlarlnino..Gommission Aaenda..
COMMISSIONER MINTON MOVED TO APPROVE THE JUNE 24, 1997 PLANNING
COMMISSION AGENDA. COMMISSIONER KUESTER SECONDED THE MOTION. THE
MOTION CARRIED 4-0.
COMMISSIONER MINTON MOVED APPROVAL OF THE 5/27/97 BOARD OF
ADJUSTMENTS MINUTES. COMMISSIONER MESICH SECONDED THE MOTION. THE
MOTION CARRIED 4-0.
COMMISSIONER MINTON MOVED TO AMEND THE MAY 27, 1997 MINUTES.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Commissioner Thompson will attend the July 21, 1997 City Council meeting.
Steve Rohlf explained Commercial Asphalt Co., a division of the Tiller Corporation,
is owned by Barton Sand & Gravel. Steve indicated Commercial Asphalt Co. is
requesting a one year extension to their current conditional use permit to
continue operating a temporary asphalt plan in a gravel mine. Barton will be
requesting a mining permit and relocation of their asphalt plant on property they
own north of 22151 and west of Highway 169, later this year. Steve recommended
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Planning Commission Minutes
June 24, 1997
Page 2
approval of the conditional use permit renewal with the following changes:
Condition No. 12 - The conditional use permit be reviewed in "one" year;
Condition No. 15 - deleted; Condition No. 16 - Commercial Asphalt "continue to
control odor.."
Chair Sullivan opened the public hearing. There being no comments from the
public, Chair Sullivan closed the public hearing.
COMMISSIONER THOMPSON MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF THE REQUEST FOR RENEWAL OF A CONDITIONAL USE PERMIT BY
COMMERCIAL ASPHALT CO., PUBLIC HEARING CASE NO. CU 97-14, WITH THE
CHANGES RECOMMENDED BY STAFF. COMMISIONER MESICH SECONDED THE
MOTION. THE MOTION CARRIED 5-0.
Scott indicated World Class Auto Body has requested a conditional use permit to
expand their auto body repair business at 17375 Highway 10. Scott reviewed
issues related to parking, access, building alterations, signage and landscaping.
Staff recommended approval of the request with the conditions stated in the
report to the Planning Commission.
Chair Sullivan opened the public hearing. There being no comments from the
public, Chair Sullivan closed the public hearing.
COMMISSIONER MINTON MOVED APPROVAL OF THE REQUEST BY WORLD CLASS
AUTO BODY FOR A CONDITIONAL USE PERMIT, PUBLIC HEARING CASE NO. CU 97-15,
BASED ON THE INFORMATION IN THE STAFF REPORT AND THE FACT THERE WAS NO
OPPOSITION TO THE REQUEST DURING THE PUBLIC HEARING, WITH THE FOLLOWING
CONDITIONS:
1. THE OUTDOOR STORAGE AREA FOR VEHICLES BEING WORKED ON SHALL BE
PAVED AND ENCLOSED WITH A CHAIN LINK FENCE AND THAT THE FENCE
INCLUDE SLATS IN ORDER TO SCREEN THE STORAGE AREA.
2. THE DUMPSTER BE ENCLOSED WITH A STOCKADE FENCE AND UTILIZE A
CONCRETE PAD.
3. THE CONDITIONS OF THE SITE PLAN APPROVAL GRANTED ON JULY 17, 1986
FOR THE EXISTING AUTO BODY SHOP, REMAIN IN PLACE AND SHALL BE
COMPLIED WITH.
4. ALL PAINTING SHALL BE DONE IN THE EXISTING AUTO BODY SHOP; NO
PAINTING SHALL BE PERMITTED IN THE PROPOSED EXPANSION.
5. THE JUNK CAR AND DEBRIS LOCATED ON THE PROPERTY SHALL BE REMOVED
PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY.
6. ALL VEHICLES SHALL BE PARKED OR STORED ON THE PAVED AREA.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
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Planning Commission Minutes
June 24. 1997
Page 3
Sue Farber is requesting a conditional use permit to operate a beauty salon out of
her home located at 19404 Norfolk Street (Ridgewood East). The business will be
located in a remodeled attached garage and the applicant will be constructing
a new detached garage. Ms. Farber will own and operate the business and
there may be a possibility of adding one other employee in the future. Scott
reviewed the hours of operation, parking and signage. Staff recommends
approval of the request with the conditions outlined in the staff report.
Chair Sullivan opened the public hearing. There being no comments from the
public, Chair Sullivan closed the public hearing.
COMMISSIONER MESICH MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF THE REQUEST BY SUE FARBER FOR A CONDITIONAL USE PERMIT, PUBLIC
HEARING CASE NO. CU 97-16, WITH THE FOLLOWING CONDITIONS:
1. HOURS OF OPERATIONS BE FROM 7 A.M. TO 10:00 P.M.
2. NO EXTERIOR STORAGE OR DISPLAY SHALL BE ALLOWED.
3.
SIGNAGE SHALL BE LIMITED TO 2 SQUARE FEET AND MOUNTED FLAT ON THE
WALL OF THE HOME.
A MAXIMUM OF ONE FULL TIME EMPLOYEE OR EQUIVALENT, OTHER THAN
PERSONS WHO CUSTOMARILY RESIDE AT THE RESIDENCE, SHALL BE
EMPLOYED.
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COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED
5-0.
Good Value Homes is requesting preliminary plat approval to subdivide
approximately 38 acres located in the northwest corner of Proctor Road and
193rd Avenue. into 66 single family lots. Since Planning Commission review of the
plat in June. the developer. John Peterson, has met with the developer of
Lafayette Woods and city staff to work through issues of concern. Steve
explained the revisions which were made in the plat. Staff recommends
approval of the plat with the 21 conditions referenced in the staff report.
Mr. John Peterson, Good Value Homes, explained the changes that have been
required since the original plat was presented result in a $490.000 loss in revenues.
Mr. Peterson expressed concern the large lots he was required to create back up
to lots in the Lafayette Woods plat which are only 120 feet deep and 80 feet
wide. Mr. Peterson requested credit be given toward his storm sewer obligation
for the pond, as it will serve as a regional storm water pond.
Chair Sullivan opened the public hearing.
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Planning Commission Minutes
June 24, 1997
Page 4
Terry Maurer indicated he will be meeting with Mrs. Lois Carton to discuss the
storm drainage calculations for the proposed development. Terry felt the storm
drainage will be neutral; that is, there will be no more runoff after the plat is
developed than exists now.
There being no comments from the public, Chair Sullivan closed the public
hearing.
Commissioner Mesich included a acondition regarding the drainage from the site
and that the post development run-off deosn't exceed the pre-development
condition.
COMMISSIONER MESICH MOVED THE PLANNING COMMISSION RECOMMEND
APPROVAL OF THE REQUEST BY GOOD VALUE HOMES FOR PRELIMINARY PLAT
APPROVAL (CHERRYWOOD HILLS), PUBLIC HEARING CASE NO. P 96-13, WITH THE
FOLLOWING CONDITIONS:
1. A DEVELOPER'S AGREEMENT BE PREPARED AND EXECUTED OUTLlNG THE
TERMS AND CONDITIONS OF PLAT APPROVAL.
2. ALL COMMENTS FROM THE CITY ENGINEER'S MEMO DATED MAY 21, 1997 BE
INCORPORQATED INTO THE PLAT FOR APPROVAL.
3.
THE PARK AND RECREATION COMMISSION'S RECOMMENDQATlON FOR
PAYMENT OF CASH BASED ON THE NUMBER OF LOTS IN AN AMOUNT
REQURED BY THE CITY AT THE TIME OF FINAL PLAT APPROVAL.
4. WATER AVAILABILITY CHARGE IN THE AMOUNT OF $300 PER LOT BE PAID TO
ELK RIVER MUNICIPAL UTILITIES PRIOR TO RELEASING THE FINAL PLAT FOR
RECORDING.
THE DEVELOPER SHOULD ALSO CHECK WITH ELK RIVER MUNICIPAL UTILITIES
FOR ANY ADDITIONAL CHARGES RELATED TO WATER CONNECTION FEES
AND ELECTRICAL HOOKUPS.
5. A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQURED BY THE CITY
OF ELK RIVER AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE
FINAL PLAT FOR RECORDING.
6. APPROPRIATE APPROVALS FROM THE CORPS OF ENGINEERS, DNR AND
LOCAL AGENCIES FOR FILLING ANY WETLANDS ON SITE BE GRANTED PRIOR
TO FINAL PLAT APPROVAL.
7. A SPECIFIC TREE PRESERVATION PLAN BE SUBMITTED ALONG WITH THE
GRADING PLAN IDENTIIFYING THOSE AREAS WHICH WILL BE SAVING DURING
GRADING OF THE SITE.
8. A NPDES PERMIT BE OBTAINED FROM MPCA PRIOR TO BEGINNING ANY
GRADING ON SITE.
9.
A GRADING PLAN BE SUBMITTED, REVIEWED AND APPROVED BY THE CITY
ENGINEER PRIOR TO THE BEGINNING OF ANY GRADING ON SITE. THIS
GRADING PLAN SHALL IDENTIFY EROSION CONTROL MEASURES THAT WILL BE
USED DURING THE GRADING PROCESS.
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Planning Commission Minutes
June 24, 1997
Page 5
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DEVELOPER BE RESPONSIBLE FOR IMPROVEMENTS TO PROCTOR IN
ACCORDANCE WITH THE RECOMMENDATIONS FROM SHERBURNE COUNTY
HIGHWAY DEPARTMENT DATED MAY 21,1997. THESE ROAD IMPROVEMENTS
SHALL BE REFLECTED ON THE IMPROVEMENT PLANS AND PROVIDED TO
SHERBURNE COUNTY FOR REVIEW PRIOR TO CITY APPROVAL.
11. PRIOR TO ISSUANCE OF ANY BUILDING PERMITS, A DEVELOPMENT PLAN WILL
NEED TO BE SUBMITTED OUTLING THE STYLE OF HOMES AND FINISHED FLOOR
ELEVATIONS. THIS PLAN WILL NEED TO BE APPROVED BY THE CITY ENGINEER
PRIOR TO ISSUANCE OF ANY BUILDING PERMITS.
12. THE DEVELOPER SHALL REIMBURSE THE CITY FOR COSTS ASSOCIATED WITH
REVIEWING THIS PLAT PRIOR TO RELEASING THE PLAT FOR RECORDING AT
SHERBURNE COUNTY.
13. THE DEVELOPER WILL NEED TO PROVIDE A LETTER OF CREDIT TO THE CITY OF
ELK RIVER IN THE AMOUNT OF 100% OF THE IMPROVEMENT COSTS WITHIN
THE DEVELOPMENT.
14. STREET LIGHTS WILL NEED TO BE PROVIDED THROUGHOUT THE DEVELOPMENT
IN LOCATIONS AS RECOMMENDED BY ELK RIVER MUNICIPAL UTILITIES.
15.
A CLUSTER MAILBOX DESIGN MUST BE UTILIZED THROUGHOUT THE
DEVELOPMENT. A PLAT ILLUSTRATING THESE LOCATIONS SHALL BE SUBMITTED
FOR APPROVAL BY CITY STAFF PRIOR TO RECORDING THE PLAT.
16. A COMPLETE LANDSCAPING PLAN BE SUBMITTED FOR APPROVAL PRIOR TO
RECORDING THE PLAT WITH SHERBURNE COUNTY. THIS PLAN SHALL INCLUDE
YARD TREES AS REQUIRED BY THE ORDINANCE, LANDSCAPING ALONG
PROCTOR AVENUE. THE LANDSCAPING ALONG PROCTOR SHALL CONSIST
OF EARTH BERMING AND A VARIETY OF CONIFER AND OVERSTORY TREES.
17. AS PART OF THE DEVELOPER'S AGREEMENT, A DEED RESTSRICTION BE PLACED
ON LOT 21 PREVENTING ANY FURTHER SUBDIVISION OF THIS LOT IN THE
FUTURE.
18. A LETTER FROM THE DEVELOPER'S ENGINEER CERTIFYING THE GRADING HAS
BEEN COMPLETED IN ACCORDANCE WITH THE APPROVED GRADING PLAN
MUST BE SUBMITTED TO THE CITY PRIOR TO ISSUANCE OF BUILDING PERMITS.
19. OUTLOT B BE DEEDED TO THE CITY.
20. BOULEVARD TREES BE INSTALLED BY THE DEVELOPER ALONG THAT PORTION
OF RUSH STREET AND HIGHLAND ROAD WHERE THE SIDEWALK IS LOCATED.
TREES SHALL BE LCOATED BETWEEN THE SIDEWEALK AND CURB.
21. TRUNK WATER AND SEWER COSTS SHALL BE INCORPORATED INTO THE
DEVELOPER'S AGREEMENT.
22.
RUNOFF FROM THE SITE SHALL NOT EXCEED THE PRE-DEVELOPMENT
CONDITIONS AND THE DRAINAGE CALCULATIONS AND PLANS BE APPROVED
BY THE CITY ENGINEER.
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Planning Commission Minutes
June 24, 1997
Page 6
COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Steve Ach indicated the developers have requested to meet with the Planning
Commission at a special meeting on July 15th.
Ed Hasek and John Patton reviewed changes in the plat since the Park and
Recreation Commission's review and explained the proposed park and park
improvements to be installed by the developer.
Discussion followed regarding construction design, access, landscaping and
entrance to the development.
Commissioner Mesich expressed concern for the school district's ability to handle
the additional students moving into the development. Steve Ach indicated he
will contact the school district to find out if any schools are planned to serve the
area east of Highway 169. Commissioner Mesich also expressed concern that
part of the proposed area has a land use of light industrial. Steve Ach explained
that since the industrial land use designation, detailed information has become
available which indicates the property is not suited for industrial development.
due to the topography and large wetland areas.
The Planning Commissioners expressed their support for the plat concept and felt
more information is needed regarding the proposed emergency access, private
roads concept, the impact on the school district. and housing designs.
Chair Sullivan noted the public hearing was still open for comments from the
public.
COMMISSIONER MINTON MOVED TO CANCEL THE JULY 8TH PLANNING
COMMISSION WORKSHOP AND TO CALL A SPECIAL MEETING OF THE PLANNING
COMMISSION ON TUESDAY, JULY 15, 1997, AT 6:30 P.M. COMMISSIONER
THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Thomas Christianson 10989 181s1 Avenue, expressed his concern that stakes were
being placed on his property. Mr. Christianson indicated he owns the property
surrounding the natural gas substation off of County Road 12. Terry Maurer
indicated the County may have placed the stakes there in conjunction with the
proposed road improvement project to County Road 12.
COMMISSIONER THOMPSON MOVED TO CONTINUE THE PUBLIC HEARING FOR THE
REQUESTS BY CPDC TO JULY 15, 1997, AT 6:30 P.M. COMMISSIONER MESICH
SECONDED THE MOTION. THE MOTION CARRIED 5-0.
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Planning Commission Minutes
June 24, 1997
Page 7
Commissioner Mesich provided an update on action taken on planning items
presented at the June 16, 1997 City Council meeting.
The July mobile workshop will be canceled. Steve noted the HRA will be meeting
with the Planning Commission at the August 12th workshop to discuss downtown
issues. It was the consensus of the Commissioners to set another mobile workshop
date during the August 12th workshop.
The State Planning Conference will be held in Rochester, Minnesota, beginning
Wednesday, September 24th through Friday, September 26th.
There being no further business, COMMISSIONER MESICH MOVED TO ADJOURN THE
MEETING. COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION 5-0.
The meeting of the Elk River Planning Commission adjourned at 9: 1 0 p.m.
R.'nCtfUIIY submitte .
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Debbie Kleckner
Recording Secretary