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05-26-1992 PC MIN . . . MINUTES OF THE ELK RIVER PLANNING COMMISSION HELD AT THE ELK RIVER PUBLIC LIBRARY MAY 26, 1992 Members Present: Chairman Nadeau, Commissioners Spotts, Eberley, Johnson, Tveite, Minton, and Vanvalkenburg Members Absent: None Staff Present: Stephen Rohlf, Building and Zoning Administrator; Janelle Szklarski, Zoning Assistant; Terry Maurer, City Engineer 1. Pursuant to due call and notice thereof; the meeting of the Elk River Planning Commission was called to order at 7:00 p.m. 2. Consider 5/26/92 Planning Commission Agenda Item 12.1 "Annual Goal Assignments" and Item 12.2 Discussion" was added to the agenda. "Miscellaneous COMMISSIONER MINTON AGENDA AS AMENDED. MOTION CARRIED 6-0. MOVED TO APPROVE THE 5/26/92 PLANNING COMMISSION COMMISSIONER SPOTTS SECONDED THE MOTION. THE 3. Consider 4/28/92 Planning Commission Minutes COMMISSIONER SPOTTS MOVED TO APPROVE THE 4/28/92 MINUTES. COMMISSIONER JOHNSON SECONDED THE MOTION. 5-0-1. Commissioner Minton abstained from the present at the 4/28/92 Planning Commission meeting. PLANNING COMMISSION THE MOTION CARRIED vote as he was not 4. Planning Commission Representative to Attend 6/15/92 City Council Meeting It was indicated that Commissioner spotts would attend the 6/15/92 City Council meeting. Commissioner Eberley arrived at this time (7:05 pm). 5. Consider Zone Change Request (R-2b and C-3 to PUD) by John Weicht & Associates/P.H. Janelle Szklarski, Zoning Assistant, explained that John Weicht & Associates and Midwest Commercial Brokerage, Inc. are requesting a zone change on 33-1/2 acres of property north of the Parker Elementary School and Lincoln Elementary School from R-2b/Two Family Residential and C-3/Highway Commercial to PUD/Planned Unit Development. The applicant is also requesting that the land use of this property be changed to HB/Highway Business. Ms. Szklarski stated that the fee owners of this property are Roger Dickenson and Arlyce Christeck. She explained that before any development can occur on the property, the property would still need to be subdivided and a conditional use permit would be required to approve the site plan for this area. Ms. P. C. Mintues 5/26/92 Page 2 . Szklarski briefly reviewed the goals and objectives that were outlined in the Focus Area Study and staff's response to these and how this proposal would meet these goals. Staff is recommending approval because staff feels the zone change is consistent with the these goals. Mr. Weicht was present and had no additional comments at this time. Chairman Nadeau opened the public hearing. Dennis Anderson, 18943 Jackson Ave., stated that he was representing the four homeowners who owned property along the east side of Jackson Avenue. He felt that the four homeowners property had already been affected because of the paper saying a possible Menards and Walmart might be coming to the area. They were opposed to the request for the following reasons: They were concerned with the conservation of their property values should this area be rezoned to commercial PUD; future access to City sewer and water, and the possible upgrading of the streets in the area as they do not wish to be assessed for it, especially since they recently paid for an upgrading of Jackson Avenue. Terry Maurer, City Engineer, briefly explained the City's assessment policy. He believed that they would be excluded from any assessment or cost sharing for the road upgrade or sewer that was for a commercial development in the area, as long as these properties remained residential. . steve Rohlf, Building & Zoning Administrator, cautioned the Planning Commission that with a zone change they must consider all the uses that could be allowed. Mr. Rohlf briefly reviewed his concerns with the zone change request which included buffering potential commercial sites from the adjacent schools, a more intense traffic situation, and how to properly buffer the four remaining residential homes east of Jackson Road. Gary Santwire stated that he didn't object to the underlying land use that was shown in the Focus Area study as they did a good job of buffering the schools and residential property. Mr. Santwire questioned whether the developer at this time had a legal access to this property from School street. Mr. Rohlf stated that there is no guaranteed access through the school property. That doesn't say the City has to approve a plat until that access is assured. . Terry Maurer distributed a memo which addressed the traffic study for the proposed development. He briefly reviewed a list of improvements that will very likely be needed to handle the increased traffic volumes resulting from proposed development, as outlined in his memo dated May 26, 1992. Mr. Maurer also explained how they arrived at a total of 25,290 daily trips for an average day. Mr. Maurer suggested that if this zone change is approved that the City should do a more detailed traffic analysis based on a specific site plan. P. C. Mintues 5/26/92 Page 3 . Mr. Santwire stated that before any massive rezoning is approved, the traffic situation should be dealt with first. He stated that the people he was representing did not have any problem with the existing property that was zoned commercial along Highway 169, but would not like to see the property along Jackson Road rezoned to commercial. Mr. Scherer representing the Elk River Shopping Center was concerned with the additional traffic and stacking of cars. He stated there is a problem now with the stacking of cars on School Street and Highway 169. He stated that the traffic problems should be dealt with before approving a zone change for an area this intense. Mr. Scherer also felt that widening the streets would not take care of the traffic concerns. He also felt that having commercial to the north would put them at a competitive disadvantage. Mr. Maurer addressed the stacking situation on School Street. He disagreed with Mr. Scherers comment that widening the street doesn't allow room for stacking. The widening of the road can either allow for more through lanes or it can allow for area to be designated for special turning movements to handle the increased volume of cars. There will need to be major improvements made to handle this type of density. . Mr. Rohlf stated that if what is proposed does not adequately address traffic patterns, traffic flow, etc, staff would not recommend approval of the request. Chairman Nadeau closed the public hearing. Commissioner Eberley stated that she was not convinced that these modifications are going to handle an extra 25,290 vehicles a day. Mr. Maurer stated that the 25,290 trips generated by the proposed development would include many points of access and egress from the site. Mr. Maurer felt that there wouldn't be a problem designing and building the facilities that could accommodate the traffic. Commissioner Eberley stated that she was in favor of the PUD and understood the homeowner's concerns. She felt that traffic was a major concern. She stated that she would like to see the Planning Commission consider a more sophisticated traffic study that is a little broader in scope than just a few intersections. She was further concerned with the school traffic, such as buses and children walking. Commissioner Eberley felt that these issues had not been adequately addressed. Mr. Maurer stated he echoed her comments. He stated that at this time it is difficult to do a comprehensive in-depth traffic analysis without a site plan. Mr. Maurer suggested that when a site plan is presented that a detailed traffic study be done. . Commissioner Johnson felt that this area was more sensitive because of the existing schools and residential homes. P. C. Mintues 5/26/92 Page 4 . Commissioner VanValkenburg also felt this was a sensitive area due to the schools and residential area. He was further concerned with what this development would do to the downtown area. commissioner spotts was also concerned with the residential homes in the area. Chairman Nadeau stated that it is a natural area for commercial development. He did not like to see the four remaining residential properties left as an island surrounded by a large commercial development. He was also concerned for the downtown area. He felt the timing of this development was too soon for Elk River. COMMISSIONER EBERLEY MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE ZONE CHANGE FROM R-2B/TWO FAMILY RESIDENTIAL AND C-3/HIGHWAY COMMERCIAL TO PUD/PLANNED UNIT DEVELOPMENT BY JOHN WEICHT AND ASSOCIATES AND MIDWEST COMMERCIAL BROKERAGE, INC. WITH THE UNDERLYING LAND USE BEING CHANGED TO HB/HIGHWAY BUSINESS BASED ON THE FINDINGS THAT THE REQUEST IS CONSISTENT WITH THE GROWTH MANAGEMENT PLAN, THAT IT IS A SENSITIVE AREA DUE TO THE EXISTING RESIDENTIAL USES, ADJACENT SCHOOLS, AND TRAFFIC CONCERNS. CITING STAFF'S MEMO DATED 5/20/92 ALONG WITH THE TRAFFIC STUDY COMMENTS PROVIDED BY THE CITY ENGINEER DATED 5/26/92. FURTHER CITING MR. BILL WEBER'S COMMENTS FROM BRW INC. ALONG WITH THE ADDITIONAL STIPULATION: . 1. THAT THE TWO PLANNED UNIT DEVELOPMENT AREAS BE CONSOLIDATED AND REVIEWED AS ONE DEVELOPMENT. COMMISSIONER VANVALKENBURG SECONDED THE MOTION. THE MOTION CARRIED 6-1. Chairman Nadeau voted no because of the timing of the project and the existing residential properties. The Commission strongly encouraged the City Council to recommend that a traffic study be completed prior to approval of this development. Also, that the Consultant City Planner from BRW work with staff in the planning and development of this area because of his work with the Focus Area Study and Growth Management Plan. A short recess was taken at this time. 6. Consider Zone Change Request (C-2 to PUD) by Elk Terrace Limited Partnership/P.H. . Stephen Rohlf, Building & Zoning Administrator, stated that Elk Terrace, Limited Partnership, represented by Brad Larson, is requesting a zone change from C-2/0ffice District to PUD/Planned Unit Development to accommodate a senior housing project. Staff is recommending approval of the zone change request because it is consistent with the City's Comprehensive Plan as it would encourage a mix of housing opportunities and use the PUD approach to design standards where appropriate. Chairman Nadeau opened the public hearing. P. C. Mintues 5/26/92 Page 5 . Commissioner Mary Temple concerns. to a PUD ordinance Johnson stated that she had received a telephone call from (a former Planning Commission member) to express her Ms. Temple stated she was concerned with changing the zoning in terms of circumventing the regulations of the City as far as density, parking, and green space. Commissioner Johnson was also concerned with rezoning to PUD. She felt they should consider all the uses that would be allowed in this zone, not just senior housing. Commissioner Eberley was in agreement, as she felt the project should not dictate the zoning. Mr. Rohlf stated the rationale behind the PUD zoning is to encourage a mix of housing opportunities, which was identified in the Comprehensive Plan. Chairman Nadeau closed the public hearing. . COMMISSIONER TVEITE MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE ZONE CHANGE REQUEST FROM C-2/0FFICE DISTRICT TO PUD/PLANNED UNIT DEVELOPMENT BY ELK TERRACE LIMITED PARTNERSHIP CITING STAFF'S MEMO DATED 5/16/92 BASED ON THE RATIONALE THAT IT IS CONSISTENT WITH COMPREHENSIVE PLAN AND THE NEED TO ENCOURAGE A MIX OF HOUSING OPPORTUNITIES AND TO USE THE PUD APPROACH IN REGARDS TO ENCOURAGING AFFORDABLE SENIOR HOUSING. COMMISSIONER MINTON SECONDED THE MOTION. THE MOTION CARRIED 6-1. Commissioner Eberley vote "no" because she felt that the zone change was to accommodate a specific project. 7. Consider Conditional Use Permit (Senior Housing Project) by Terrace Limited partnership/p.H. Elk Steve Rohlf, Building and Zoning Limited Partnership is requesting unit subsidized senior citizen zone change being approved. Administrator, stated that Elk Terrace a conditional use permit for a 32 housing apartment contingent upon the Chairman Nadeau opened the public hearing. Brad Larson, Metcalf & Larson, explained that the senior housing facility is financed through the Farmers Home Administration which is a division of the US Department of Agriculture. He stated that there was a large demand for this type of housing in Elk River. It is important to have this type of housing within walking distance to services and goods; that is why this is such a good location. Mr. Larson further explained the design standards for the senior apartment facility. . Terry Maurer, City Engineer, reviewed his memo dated 5/20/92 which addressed the off-site issues such as water lines, street improvements, and storm drainage improvements needed for the project. Mr. Maurer stated that currently there is no storm sewer facility immediately adjacent to the property for them to pick up the run off internally. Mr. Maurer recommended that this project not go forward without storm drainage improvements. He further recommended that consideration should be given to upgrading the water lines from 4" to 6" for . . . P. C. Mintues 5/26/92 Page 6 sprinkling purposes. Mr. Maurer also explained the City's assessment policy. COMMISSIONER JOHNSON MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT BY ELK TERRACE LIMITED PARTNERSHIP TO CONSTRUCT A TWENTY-THREE UNIT, THREE STORY SENIOR HOUSING APARTMENT BASED ON THE SEVEN STANDARDS FOR A CONDITIONAL USE PERMIT. ALSO, CITING STAFF'S MEMO DATED 5/18/92 ALONG WITH THE FOLLOWING STIPULATIONS: 1. THAT THE ELECTRICAL TRANSFORMER AND ANY OTHER OUTSIDE MECHANICAL UNITS ARE SCREENED WITH PLANTINGS. 2. THAT THE LIGHTING FOR THE PARKING LOT MEET CITY CODE REGARDING INTENSITY. 3. THAT SIGNAGE MEETS C-2 STANDARDS. 4. THAT A 10 FOOT DRAINAGE AND UTILITY EASEMENT AROUND THIS LOT BE SUPPLIED TO THE CITY BY THE DEVELOPER. 5. THAT THIS APPROVAL IS FOR SENIOR HOUSING ONLY AS DEFINED BY FMHA STANDARDS. 6. THAT APPROVAL IS CONTINGENT UPON THE COUNCIL'S FINDINGS RELATING TO WATER LINES, STREET IMPROVEMENTS, AND STORM DRAINAGE IMPROVEMENTS NEEDED FOR THE PROJECT. COMMISSIONER TVEITE SECONDED THE MOTION. THE MOTION CARRIED 7-0 8. Consider Conditional Use Permit (Car Wash) By Greg Houle/P.H. Steve Rohlf, Building & Zoning Administrator, stated that Greg Houle is requesting a conditional use permit to build an 18' x 32' automatic car wash adjacent to Houle Restaurant/Gas Station in the C-3 zone. Mr. Rohlf briefly reviewed the particulars of the site as outlined in his memo. Mr. Rohlf stated that he would like clarification from the Commission on whether the proposed siding would be considered metal skinned or "other approved architectural metal siding" as defined in the City ordinance. Mr. Houle explained the type of exterior finish which would be used for his automatic car wash. He showed pictures of the type of siding that would be used and the exterior layout, which was made part of the public record. Discussion ensued regarding the metal-skinned siding. It was the Planning Commission's interpretation that the siding proposed met the intent of the City Ordinance. John Knox of NationWide Wash Systems, Inc. explained the layout of the tanks and equipment that would be used for Mr. Houle's car wash. One of the concerns raised was how to properly dispose of sediment collected in this closed system. Ken Beaudry explained that he has dealt with disposing of sediment because of his existing car wash and felt that this was not a problem. . . . P. C. Mintues 5/26/92 Page 7 Normally someone like "SewerMan" pumps the tanks and disposes of the sediment. Chairman Nadeau closed the public hearing. Mr. Rohlf suggested that approval of this request be contingent upon staff verifying that the car wash meets the environmental standards. Another issue that was discussed was the need for a septic system. Mr. Rohlf suggested that approval be contingent upon staff resolving the details prior to the City Council meeting. COMMISSIONER MINTON MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT TO ALLOW AN 18' x 32' AUTOMATIC CAR WASH BY GREG HOULE BASED UPON THE SEVEN STANDARDS FOR APPROVING A CONDITIONAL USE PERMIT ALONG WITH STAFF'S MEMO DATED 5/19/92 WITH THE FOLLOWING STIPULATIONS: 1. THAT IT WAS THE PLANNING COMMISSION'S INTERPRETATION THAT THE SIDING PROPOSED MET THE INTENT OF THE CITY'S ORDINANCE. 2. THAT IF THE SITUATION WITH THE OWNERSHIP OF THE CAR WASH OR EMPLOYEES CHANGES IN THE FUTURE, THE QUESTION OF THE NEED FOR A SEPTIC SYSTEM AND/OR BATHROOMS MUST BE ADDRESSED BY THE CITY. 3. THAT APPROVAL OF THIS REQUEST IS CONTINGENT UPON STAFF VERIFYING THAT THE CAR WASH MEETS ENVIRONMENTAL STANDARDS. COMMISSIONER SPOTTS SECONDED THE MOTION. THE MOTION CARRIED 7-0. 9. Consider Conditional Use Permit (Mini Storage) by William Poague/P.H. Janelle Szklarski, Zoning Assistant, stated that William poague is requesting a conditional use permit to construct three buildings to be used as mini storage on Lot 5, Block 1, Avon Acres 4th Addition. Ms. Szklarski reviewed the issues that related to this request as outlined in her memo dated 5/19/92. Staff has some concerns regarding drainage on this site and is recommending approval of the mini storage facility if those concerns can be resolved. Chairman Nadeau opened the public hearing. Terry Maurer distributed a memo regarding the storm drainage issues. Mr. Maurer stated that the drainage plan as presented was not adequate for the site. To develop the property at this time, the holding pond needs to be adequately sized to hold any increase in run off so that it would not cause drainage problems for adjacent property. Steve Rohlf, Building and Zoning Administrator, suggested that the request be approved contingent upon the applicant working with staff and the City Engineer prior to the City Council meeting to resolve the drainage concerns. The Planning Commission was in agreement. Chairman Nadeau closed the public hearing. P. C. Mintues 5/26/92 . 3. 4. 5. 6. . 7. 8. 10. . Page 8 COMMISSIONER EBERLEY MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT REQUEST BY WILLIAM POAGUE TO CONSTRUCT THREE MINI STORAGE BUILDINGS IN THE C-3 ZONING DISTRICT CITING STAFF'S MEMO AS FINDINGS DATED 5/18/92 WITH THE FOLLOWING STIPULATIONS: 1. PROVIDED THE EXISTING TREES REMAIN, THE APPLICANT SHALL PLANT 10 SPRUCE TREES AS INDICATED ON THE LANDSCAPING PLAN AND THAT THESE TREES BE BETWEEN 5 FT. AND 6 FT. IN HEIGHT. ALSO, THAT ANY DISTURBED AREAS WHICH ARE NOT USED FOR BUILDING, PARKING OR DRIVES SHOULD BE LANDSCAPED WITH GRASS. 2. THAT THE ASPHALT DRIVE ALONG EDISON STREET BE AT LEAST 10 FT. FROM THE FRONT PROPERTY LINE TO MEET THE REQUIRED SETBACK, AND THAT THIS 10 FT. AREA BE LANDSCAPED WITH GRASS. THAT THE PETITIONER WORK WITH STAFF AND THE CITY ENGINEER TO PROVIDE APPROPRIATE DRAINAGE CALCULATIONS FOR THE SITE. THAT SIGNAGE ON THE SITE MEET THE CITY CODE REQUIREMENTS. THAT THE APPLICANT NOT BE ALLOWED TO PUT BARBED WIRE ON TOP OF THE CHAIN LINK FENCE. THAT THE APPLICANT USE THE MATERIALS (PAINTED-METAL ROOF AND T1-11 STAINED CONSTRUCTION OF THESE BUILDINGS. SPECIFIED IN HIS REQUEST WOOD SIDING) IN THE THAT THIS CONDITIONAL USE PERMIT IS SUBJECT TO A TWO YEAR REVIEW. THAT THE PROPOSED LIGHTING ON THIS SITE BE DIRECTED AWAY FROM THE HIGHWAY RIGHT-OF-WAY AND AWAY FROM ANY NEARBY RESIDENTIAL PROPERTIES. 9. THAT THIS CONDITIONAL USE PERMIT ALSO ALLOW THE CONSTRUCTION OF MORE THAN ONE PRINCIPAL STRUCTURE ON THIS LOT. 10. THAT THE PETITIONER WORK WITH STAFF TO CLEAR UP THE GATE ACCESS ISSUE WHICH ENCROACHES ON A PUBLIC ROAD. COMMISSIONER JOHNSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. Chairman Nadeau left the meeting briefly at this time, Vice Chair Eberley assumed his duties. Consider Zone Change Request (C-1 to C-3) by Beaudry Oil/P.H. Janelle Szklarski, Zoning Assistant, stated that Beaudry Oil Inc, 335 Lowell Street, is requesting a rezoning of his property from C-l/Central Commercial to C-3/Highway Commercial. She stated that this request is consistent with the land use plan as part of the property does fall fall within the Highway Business Land Use designation. ~s, Szklarski briefly addressed the considerations related to this issue as outlined in her memo dated 5/20/92. She cautioned the Planning Commission to consider all the uses to which this building could be . . . P. C. Mintues 5/26/92 Page 9 put. Staff is recommending approval of the zone change as designation is consistent with the current land use consistent with the goals of the Growth Manangement Plan. this plan zoning and is Vice Chair Eberley opened the public hearing. No one appeared for or against the request, Vice Chair Eberley closed the public hearing. Chairman Nadeau returned to the meeting at this time. COMMISSIONER TVEITE MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE ZONE CHANGE REQUEST BY BEAUDRY OIL INC. FROM C-l/CENTRAL COMMERCIAL TO C-3/HIGHWAY COMMERCIAL CITING STAFF MEMO DATE 5/20/92 WHICH STATES THAT THIS ZONE CHANGE REQUEST FITS THE HIGHWAY BUSINESS LAND USE AND IS CONSISTENT WITH THE GROWTH MANAGEMENT PLAN. CHAIRMAN NADEAU SECONDED THE MOTION. THE MOTION CARRIED 7-0. 11. CONSIDER CONDITIONAL USE PERMIT (QUICK LUBE) BY BEAUDRY OIL/P.H. Janelle Szklarski, Zoning Assistant, explained that the applicant is requesting a conditional use permit for a quick lube station (motor vehicle specialty shop). The applicants are proposing to remodel their existing business to accommodate the proposed quick-lube. This request is contingent upon the zone change request being approved by the City Council. Ms. Szklarski stated that although the use is consistent with the conditional use permit standards, conflicting traffic movements on site was a major concern of staff. Steve Rohlf, Building and Zoning Administrator, stated that he was concerned with the amount of traffic on the site already and how much more traffic a quick-lube would generate. One of his main concerns was the stacking capacity. The Planning Commission was also concerned with the amount of traffic this use would generate. Chairman Nadeau opened the public hearing. Mr. Beaudry stated that once his new station at Proctor and Higwhay 10 is open, he felt that traffic on the Lowell Street site would diminish because many of his customers will use the new facility. Chairman Nadeau closed the public hearing. COMMISSIONER TVEITE MOVED TO TABLE THIS ISSUE INDEFINITELY UNTIL THE NEW FACILITY IS OPERATING IN ORDER TO SEE BY HOW MUCH THE TRAFFIC IS REDUCED BEFORE APPROVING ANOTHER USE ON THIS SITE. COMMISSIONER JOHNSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. 12. Other Business 12.1 Assignments/Annual Goals To accomplish the goals of the Commission, it was decided that each Planning Commission member would visit the Planning Commission of other Cities. . . . P. C. Mintues 5/26/92 Page 10 12.2 Miscellaneous Discussion Commissioner Johnson gave a brief scenario of the Midwest Regional Conference to be held September 23, 24, & 25. She stated the conference held on September 23, 1992 at 1:00 p.m. would be geared specifically for Planning Commission members followed by a reception. Commissioner Johnson further stated that a number of Commissioners had not received copies of the City's Park Plan. Ms. Szklarski, stated the upcoming joint Planning Commission and City Council meeting is scheduled for June 8, 1992, starting at 8:15 p.m. after the EDA meeting to be held at the Elk River City Hall. Commissioner Johnson would like to see a closure by the City Council on their Planning Commission Rules & Procedures also the Planning Commission Role. 13. Adjournment There being no further business, COMMISSIONER SPOTTS MOVED THE MEETING. COMMISSIONER JOHNSON SECONDED THE MOTION. CARRIED 7-0. TO ADJOURN THE MOTION Respectfully submitted, ~~m~ Sharon Maue Recording Secretary