Loading...
12-15-1987 PC MIN . . . MINUTES OF THE ELK RIVER PLANNING COMMISSION MEETING HELD AT THE ELK RIVER PUBLIC LIBRARY TUESDAY. DECEMBER 15. 1987 Members Present: Chairman Wilson. Commissioners. Fuchs. Temple. Kimball. Morton. and Kropuenske Members Absent: Commissioner Barrett Staff Present: Stephen Rohlf. Building and Zoning Administrator; Greg Korstad. City Attorney; John Klovning. Cedar Corporation. 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. Consideration of 12/15/87 Planning Commission Agenda Item 12.5 Growth Management Task Force was added to the agenda as discussion from Greg Korstad. City Attorney. COMMISSIONER MORTON MOVED TO APPROVE THE 12/15/87 PLANNING COMMISSION AGENDA AS AMENDED. COMMISSIONER FUCHS SECONDED THE MOTION. THE MOTION PASSED 6-0. 3. Consideration of 11/24/87 Planning Commission Minutes Stephen Rohlf. Building and Zoning Administrator noted that the minutes had not been submitted by the recording secretary. 4. Condi:.!i~~~l_-Y~~_!'~E!!1i!__ !t~.9.E~~!~ .!9_~_ 9p~~~.!~~ So1-i-E-.li~~!~X..acili ty by Atlas Waste Management. Inc./P.H. Chairman Wilson explained that Atlas was requesting a conditional use permit to operate a waste burning facility. This would be' a three part operation; corporate office. research and development facility and manufacturing plant. Paul Hoppe. President of Atlas Waste Management. Inc. explained why they were interested in Elk River as a building site. They felt this would be a suitable site as it has good transportation access. plenty of room to store equipment. close to the cities and Elk River has a solid waste ordinance. Mr. Hoppe further explained and reviewed the economic and project scope of Atlas. Mr. Val Carver. Engineer for Atlas explained the project and construction of the building. He indicated Atlas would like to see a May 1. 1988. start and completion of the manufacturing facility around July of 1988. Mr. Carver went on to explain the packaging of the materials and a list of products that would be burned. . . . Page 2 Planning Commission Minutes 12/15/87 Commissioner Fuchs was concerned about the danger of dangerous and hazardous waste. Mr. Korstad, City Attorney explained the difference between hazardous, and dangerous waste. Burning dangerous waste unless they received special handling could be dangereous to humans. Commissioner Fuchs indicated that he had talked to the MPCA and they were not overly concerned with the 1,500 lbs per hour burning. Steve Rohlf indicated that a license is not required until the waste burning facility exceed the capacity of 2,000 lbs per hour. Atlas will be under the 2,000 lbs per hour initially. However, because they plan an expansion to burn up to 4500 lbs per hour, they are requesting a license now so they are assured of that expansion. Mr. Rohlf further stated to burn less than 2,000 lbs per hour of waste still requires a conditional use permit and zone change. Discussion was held on vehicles hauling refuse. Mr. Korstad noted that the vehicles would be sealed to not leak. It would be prepacked waste and adequately protected. Traffic and haulers were discussed. Mr. Labat, president of Atlas Incinerators, Inc., explained that their requirements for haulers were very restrictive and sophisticated. He went on to say if the haulers do not meet City requirements, Atlas will purchase their own trucks. Chairman Wilson opened the public hearing. Tom Woods stated his opposition to this request. Mr. Woods indicated that he would like an Environmental Impact Statement eElS) done as this would give the City a little more knowledge. He futher stated his concern regarding the health affects of dioxins. He felt the public was not aware of this issue and it was important that the City allow time for people's op1n10n. Mr. Wood's recommended that the City proceed with caution and not create any hazards for Elk River. Marilyn Schroeder was against this request and further stated her concern regarding the lack of public knowledge on the subject. She would like to see an Environmental Impact Statement done. Mrs. Schroeder further stated that schools are in the area of the burning facility and questioned what impact will this have on our children. Jerry Schroeder stated that he was against this request and would like to see an Environmental Impact Statement done. He questioned what impact, in the long run, this request is going to have on our children. . . . Page 3 Planning Commission Minutes 12/15/87 John Klovning. of the Cedar Corporation. reviewed the items in his memo. He stated this is a contract burn facility and will be accepting a variety of waste~. some of which have been categorized as dangererous in the Elk River Solid Waste Ordinance. Commissioner Fuchs was concerned if there were proper controls in case of an emergency. Mr. Carver explained that there would be an immediate shut down in case of an emergency. Commissioner Kimball was opposed to the request as he felt we were setting a bad precedent. whereby. encouraging other incinerators to come to Elk River. He felt this was a hot spot because of the schools and would like to see an informational meeting regarding this. Commissioner Temple was oppossed to the request for the following three reasons: 1. The risk of locating a research and testing facility of this nature in a populous area. 2. The need to use residential streets in transporting dangerous wastes and ash to and from the site. 3. The fact that no detailed engineer's drawing of the site plat was submitted for the commission's consideration. There being no further cOID~ents. Chairman Wilson closed the public hearing. COMMISSIONER KROPUENSKE MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT TO OPERATE A SOLID WASTE FACILITY FOR A 150 LBS PER HOUR TEST BURN AND 1500 LBS PER HOUR CONTRACT BURN WITH THE FOLLOWING CONTITIONS: 1. THAT SIGNAGE BE ALLOWED AS PER THE ELK RIVER CODE OF ORDINANCES EXCEPT AN INFORMATIONAL DISPLAY AS OUTLINED IN SECTION 604.28(3) (e) OF THE CITY CODE IS REQUIRED. 2. THAT A DRAINAGE PLAN BE REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY ENGINEER TO ASSURE COMPLIANCE WITH THE INDUSTRIAL PARK PLAT DRAINAGE PLAN AND THAT DRAINAGE FROM THIS SITE DOES NOT HAVE AN ADVERSE EFFECT ON SURROUNDING PROPERTIES. 3. THAT THE RESEARCH AND DEVELOPMENT FACILITY BE REQUIRED TO PROVIDE 14 PARKING STALLS AS PER CITY CODE AND THAT ALL PARKING AND DRIVES BE HARD SURF ACED . 4. THAT A MINIMUM 20 FT. WIDE DRIVE MARKED FIRE LANE NO PARKING BE PROVIDED FROM THE MAIN TRUCK ENTRANCE (SHOWN ON THE "TRAFFIC FLOW CHART" DATED 11/17/87 SUBMITTED BY ATLAS) TO THE OFFICE ENTRANCE. 5. THAT THE TANK FARM LOCATION NOTED ON ATLAS' SITE PLAN BE MOVED AWAY FROM THE ASH LOADING DOCKS. Page 4 Planning Commission Minutes 12/15/87 . 6. THAT THE FIRE DEPARTMENT BE SUPPLIED WITH A KEY TO THE SECURITY GATES PROPOSED ON THE SITE. 7. THAT NO PART OF THE SITE BE LEFT DIRT TO AVOID DUST. o. THAT THE SECURITY rENCE BE PROVIDED AS SHOWN ON THE SITE PLAN. 9. THAT THE PARKING AREAS ON THE SITE BE LIT TO A MINIMUM OF 1-1/2 FOOT CANDLES AND THAT THE LIGHTING BE DIRECTED AWAY FROM ADJACENT RESIDENTIAL PROPERTY AND ROAD. RIGHT-OF-WAY. 10. THAT THE SHIPPING AND RECEIVING AND WASTE UNLOADING AREAS BE AS SHOWN ON THE ATTACHED SITE PLAN BUT THE TANK FARM BE MOVED TO PROV~DE THE ASH LOADING AREA WITH DIMENSIONS AS PER THE CITY ORDINANCE. 11. THAT ALL OUTSIDE STORAGE BE SCREENED BY AN OPAQUE FENCE. ALSO NO OUTSIDE STORAGE OF WASTE OR ASH IS PERMITTED. 12. THAT DUST. ODOR AND LITTER BE CONTROLLED AS OUTLINED IN ATLAS' APPLICATION. 13. THAT FIRE EQUIPMENT AND PERSONNEL TRAINING BE AS OUTLINED IN ATLAS' APPLICATION. . 14. THAT WHICHEVER IS THE MORE RESTRICTIVE BETWEEN THE RESOURSE CONSERVATION AND RECOVERY ACT (RCRA) STANDARD S OR THE MINNESOTA POLLUTION CONTROL AGENCY (MPCA) STANDARDS FOR ATLAS' PERMIT BE USED AS STANDARDS BY THE CITY ON ATLAS' AIR EMISSION. 15. THAT APPROVAL BY THE BUILDING AND ZONING ADMINISTRATOR IS REQUIRED PRIOR TO ATLAS ACCEPTING DANGEROUS WASTE. 16. THAT THE 150 LBS/HOUR OF WASTE TEST INCINERATOR BE BROUGHT TO MINIMUM OPERATING TEMPERATURE PRIOR TO BURNING WASTE. 17. THAT DIOXINS WILL BE TESTED FOR THE INITIAL 1500 LBS/ HOUR CONTRACT INCINERATOR DURING A TEST BURN. THE MATERIAL TO BE BURNED AND THE TIME TO BURN WILL TAKE CITY STAFF APPROVAL. THE DIOXINS THAT WILL BE TESTED FOR IS 2378TCDD. ALSO. ANY ADDITIONAL INCINERATORS ADDED WILL REQUIRE A SIMILAR TEST UNLESS THEY ARE THE SAME MODEL AS THE INITIAL INCINERATOR. 18. THAT THE COUNCIL CONSIDER AN EIS PRIOR TO ATLAS EXPANDING TO BURNING 3000 LBS/HOUR OF WASTE. 19. THAT ATLAS IMMEDIATELY REPORT: 1) AN 8 HOUR AVERAGE BURN TEMPERATURE OF LESS THAN 1800 F. IN THE SECONDARY CHAMBER 2) EXCEEDING 200 PPM CO. 3) OPACITY ABOVE 20%. . . . . Page 5 Planning Commission Minutes 12/15/87 20. THAT OTHER EMISSION WILL BE CONTINUOUSLY MONITORED AS PROPOSED BY ATLAS. 21. THAT THE FINAL ENGINEERING DRAWINGS FOR ATLAS BE APPROVED BY CITY STAFF. COMMISSIONER FUCHS SECONDED THE MOTION. THE MOTION PASSED 4-2. COMMISSIONER KIMBALL AND TEMPLE VOTED AGAINST THIS REQUEST. 5. Zone Change Request by Atlas Waste Management/P.R. The Building and Zoning Administrator explained that Atlas Waste. Managment. Inc. is requesting the rezoning of Lot 7. Block 1 from I1/Light Industrial to SWF/Solid Waste Facility Overlay Disrict. Mr. Rohlf explained that the two most critical considerations with a zone change are conservation of adjacent property values and compatibility with a comprehensive plan for the City. Chairman Wilson was concerned about spot zoning. Mr. Korstad indicated there could be some problems with this zone change request as it would be hard to deny elsewhere. but that this request was not necessarily a spot zone. Commissioner Kimball was opposed to this overlay district because it would compound problems from existing overlay zones. Chairman Wilson opened the public hearing. There being no one for or against the item. Chairman Wilson closed the public hearing. COMMISSIONER FUCHS MOVED TO RECOMMEND TO THE CITY COUNCIL TO APPROVE THE ZONE CHANGE TO A SOLID WASTE OVERLAY DISTRICT BY ATLAS WASTE MANAGEMENT. INC. COMMISSIONER MORTON SECONDED THE MOTION. THE MOTION PASSED 4-2. COMMISSIONER KIMBALL AND TEMPLE VOTED AGAINST TRIS REQUEST. 6. Conditional Use Permit Request to Allow a Jemporary Real Estate Office !>y_Ch.?E.!~~_.sEEi~tin/P.R. This item was tabled until the January 26. 1988 Planning Commission meeting. 7 . Y~:..i~nc~__~~.9.~~~~!>Y _-.?!1_!E~_ !:1~~i!ll?!ll_ !:-~E~!E_ .9!_l:l_ !?~.a..9-=~!1~_~~ad.by Gerald Smith/P.R. This item meeting. was tabled until the January 26. 1988 Planning Commission . . . Page 6 Planning Commission Minutes 12/15/87 8. Variance Request on the Setback Required for an Agricultural Building by ~~~1~~_ ~~~~~!I~ a~9_ ~~]'~_!t~baIite/P. H. Chairman Wilson introduced the variance request by Dale Robarge and Janice Wendorff and explained they are requesting a 75 ft. encroachment on the minimum 300 ft. setback required from an agricultural building to neighboring residences. It was noted by the petitioners that only a 50 ft. variance was needed after the distance was more accurately measured. Chairman Wilson read the five standards for a variance. Chairman Wilson opened the public hearing. There being no one for or against the matter. Chairman Wilson closed the public hearing. The Building and Zoning Administartor noted that the petitioners own two parcels. but we are only dealing with one parcel and that the petitioners can not go to the west with their barn any further than proposed. It would put them in a pond. COMMISSIONER MORTON MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE VARIANCE REQUEST BY MR. DALE ROBARGE AND MS. JANICE WENDORFF FOR A 50 FT. ENCROACHMENT ON THE MINIMUM 300 FT. SETBACK TO ACCOMMODATE A AGRICULTURAL BUILDING. COMMISSIONER KIMBALL SECONDED THE MOTION. THE MOTION PASSED 6-0. 9. Conditional Use Permit Request to Allow the expandion of a Used Car Lot ~y~Ren-Nora- - - -- - - -- _n - __.n.__ - --- --- ___.._.u_____.n_~_________ Chairman Wilson stated that Mr. Nord is requesting a conditional use permit to expand a grandfathered in nonconforming use (a used car lot) and also make it a conforming conditional use. The asthetics of the building was discussed. Mr. Kimball would like to see the building compatible with the surrounding properties with some brick and cedar siding. Commissioner Kropuenske agreed with Commissioner Kimball. Parking and Commission. nothing in vehicles or types of vehicles to be sold were discussed by the Planning The Building and Zoning Administrator noted that there is the City Ordinance that distinguishes between commercial private vehicles. It only notes used cars. Chairman Wilson opened the public hearing. There being no one for or against the matter. Chairman Wilson closed the public hearing. The Building and Zoning Administrator noted that staff has reviewed the present septic system and feels that the present septic system has a good chance of failing in the future and recommend that the petitioner have enough green space to expand his drainfield. Page 7 Planning Commission Minutes 12/15/87 . 4. 5. 6. 7. . 8. 9. 10. 11. COMMISSIONER MORTON MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE CONDITIONAL USE PERMIT BY KEN NORD TO EXPAND A GRANDFATHERED IN NON=CONrORMING USE (A USED CAR LOT) AND ALSO MAKE IT A CONFORMING USE WITH THE FOLLOWING CONDITIONS: 1. SIGNAGE AS PER CITY CODE. 2. THE CUSTOMER PARKING AREA MUST BE 45 DEGREE PARKING AND THAT THE GREEN SPACE TO THE EAST OF THAT CUSTOMER PARKING BE REPLACED WITH A FENCE TO SEPARATE THE PARKING FROM THE STREET. 3: 'mAW 'fliP! WTMNCE SROWN ON THE SITE PLAN BE AN ENTRANCE ONLY AND MARKED ONE-WAY TRAFFIC THROUGH THE CUSTOMER PARKING AREA. ALSO. THAT THE EXIT SHOWN NEXT TO THE CUSTOMER PARKING AREA BE AN ENTRANCE AND AN EXIT. THAT ALL PAR1<ING AND DRIVES BE HARD SURFACED BY JULY 1ST. 1988 THAT THE DUMPSTER BE SCREENED. THAT THE SITE PLAN REFLECT TWENTY PERCENT (20%) GREEN SPACE. THAT ALL LIGHTS BE DIRECTED AWAY FROM ADJACENT RIGHT-OF-WAY AND RESIDENTIAL PROPERTIES AND THAT LIGHTING MUST BE A MINIMUM OF 1 1-/2 FOOT CANDLES AT THE CUSTOMER AND EMPLOYEE PARKING AREA. THAT THE PETITIONER BE ALLOWED TO SELL PRIVATE RECREATIONAL VEHICLES. CARS. AND TRUCKS UP TO ONE TON IN SIZE. THAT THE FINAL DRAINAGE PLAN BE APPROVED BY STAFF AND THAT EASEMENTS. IF NECESSARY. BE ACQUIRED BY THE PETITIONER. THAT THE LOCATION OF THE NEW BUILDING PROPOSED ON THE SITE PLAN BE CONTINGENT UPON A VARIANCE BEING GRANTED ON THE FRONT YARD SETBACK. THAT THE PETITIONERS EXTEND THE EYEBROW (OVERHANG) SHOWN ON THE SOUTH ELEVATION OF THE BUILDING THE FULL LENGTH OF THE EAST SIDE OF THE BUILDING ALSO. AND THAT THERE BE BRICK BELOW THE EYEBROW AND CEDAR ABOVE. THE REST OF THE BUILDING IS REQUIRED TO BE COLORED BAKED ENAMAEL STEEL INCLUDING THE ROOF. 12. THAT THE PETITIONER BE ALLOWED TO SELL VEHICLES FROM A MOTOR HOME FOR THREE MONTHS FROM THE DATE OF BUILDING PERMIT ISSUANCE TO AVOID OCCUPYING STRUCTURES ON THE. SITE DURING CONSTRUCTION. . COMMISSIONER TEMPLE SECONDED THE MOTION. THE MOTION PASSED 6-0. . . . Page 8 Planning Commission Minutes 12/15/87 10. Variance Request on the Minimum 25 Foot Front Yard Setback Required in a C- 3A/Highway Commercial Zone by Ken Nord/P.H. Chairman Wilson indicated that Mr. Nord is requesting a 13 foot encroachment on the 25 foot front yard setback required in a C-3A zone. His encroachment would be from the southeast corner of a proposed building to the right-of-way of Highway 10. Chairman Wilson opened the public hearing. There being no one for or against the matter, Chairman Wilson closed the public hearing. The Building & Zoning Administartor explained the reason for requesting this encroachment is that Mr. Nord would like to put up a new structure around an existing structure. The existing structure encroaches, therefore, to do what he plans, the new structure would also have to enc roach. COMMISSIONER FUCHS MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE VARIANCE REQUEST BY MR. KENNETH NORD FOR A 13 FOOT ENCROACHMENT ON THE 25 FOOT FRONT YARD SETBACK TO ACCOMMODATE THE EXISTING AND NEW STRUCTURE. COMMISSIONER MORTON SECONDED THE MOTION. THE MOTION PASSED 6-0. 11. Zone Change Request from A-l/Agricu1tural to R-IA/Sing1e Family by Elizabeth Big10w/P.H. Chairman Wilson addressed this item by stating that Elizabeth Bigelow is requesting a zone change from A-l/Agricu1tura1 to R-1A/Sing1e Family Residential. The Building and Zoning Administrator explained the purpose of the zone change request. Part of the property Ms. Bigelow proposes to have zone changed will be included in the plat of Sunset Ridge. The plat is the major reason for the zone change request, but the Planning Commission must consider all uses that would be allowed under R-1A. Chairman Wilson opened the public hearing. There being no one for or against the matter, Chairman Wilson closed the public hearing. COMMI SSIONER TEMPLE MOVED TO APPROVE THE ZONE CHANGE REQUEST FROM A-1/AGRICULTURAL TO R-I-AjSINGLE FAMILY RESIDENTIAL BY ELIZABETH BIGELOW ON THE PROPERTY LEGALLY DESCRIBED AS THE SW-l/4 OF SECTION 25. TOGETHER WITH THAT PART OF THE E-l/2 OF THE SE-l/4 OF SECTION 26 WITH THE STIPULATION THAT THE LAND USE MAP BE AMENDED TO RELECT THIS CHANGE. COMMISSIONER MORTON SECONDED THE MOTION. THE MOTION PASSED 6-0. COMMI SSIONER MORTON MOVED TO EXTEND THE COMMISSIONER KROPUENSKE SECONDED THE MOTION. MEETING PAST MIDNIGHT. THE MOTION PASSED 6-0. r. (. {. Page 9 Planning Commission Minutes 12/15/87 )2. Preliminary Plat Review of the Plat of Sunset Ridge by Riverside Development Company Chairman Wilson stated that Riverside Development Company is requesting preliminary plat review of the plat of Sunset Ridge. The plat consists of twenty-four lots proposed to be divided from a 83 acre parcel. The Building and Zoning Administrator explained that Phil Hals was against the 50 ft. easement along Trott Brook in lieu of park dedication payments as the proposed trail would be too hard to maintain and too expensive to build. Staff is recommending $4,800 park dedication be paid. Chairman Wilson opened the public hearing. There being no one for or against the matter, Chairman Wilson closed the public hearing. Urban street section was discussed. The petitioners were against this because of the expense and the lay of the land. COMMISSIONER FUCHS MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE PRELIMINARY PLAT OF SUNSET RIDGE BY RIVERSIDE DEVELOPMENT COMPANY WITH THE FOLLOWING CONDITIONS: ' 1. THAT PERK TESTS ARE DONE ON INDIVIDUAL LOTS PRIOR TO BUILDING PERMIT ISSUANCE. 2. THAT A $70,000 LETTER OF CREDIT IS ESTABLISHED IN THE FAVOR OF THE CITY OF ELK RIVER FOR THE IMPROVEMENTS OF THE PLAT. 3. THAT NO DRIVEWAYS ENTER ONTO COUNTY ROAD NO. 13 FROM THE LOTS IN THE PLAT. 4. THAT THE PLANS FOR THE CONNECTIONS FROM KENNEDY STREET AND LINCOLN STREET TO COUNTY ROAD NO. 13 BE APPROVED BY THE COUNTY ENGINEERING DEPARTMENT . 5. THAT EROSION CONTROL BE ENFORCED WITHIN THE PLAT AND THAT THE "URBAN RUN-OFF, EROSION AND SEDIMENT CONTROL HANDBOOK" BE USED AS THE STANDARD . 6. THAT THE FINAL GRADING, DRAINAGE AND ROAD PLAN BE REVIEWED AND APPROVED BY THE CITY ENGINEER TO BE UP TO CITY STANDARDS PRIOR TO FINAL PLAT APPROVAL BY THE 'COUNCIL. 7. THAT THE CITY COLLECT $4,800 IN PARK DEDICATION FEES VERSUS ACCEPTING AN EASEMENT FOR A TRAIL ALONG TROTT BROOK. 8. THAT THE END OF LINCOLN STREET BE ROUGH GRADED AND SEEDED TO THE BOUNDARY OF THE PLAT. . . . Page 10 Planning Commission Minutes 12/15/87 9. THE LAYOUT OF THIS PLAT IS DESIGNED TO R-1A STANDARDS AND IS. THEREFORE. CONTINGENT UPON THE ZONE CHANGE BEING APPROVED. 10. ALL LOTS WITHIN THE PLAT MUST BE A MINIMUM OF 2-1/2 ACRES IN SIZE WITH A 150 FT. OF FRONTAGE ON THE CITY STREET. COMMISSIONER KIMBALL SECONDED THE MOTION. THE MOTION PASSED 6-0. 12.5 Growth Management Task Force Discussion This item was presented by Greg Korstad. City Attorney. Mr. Korstad reviewed the terms of the Moratorium on subdividing property. Mr. Korstad explained that the moratorium ordinance is proposed to continue for three months. This moratorium may be extended as necessary but shall not exceed 30 months in total duration. The Planning Commission and staff discussed and reviewed the moratorim. They were uncomfortable with the time period of this moratorium as this would be detrimental to people building and coming to Elk River. The Planning Commission had two comments to pass on to the Council about the proposed moratorium: 1. They felt that the language regarding the 30 month maximum duration of the moratorium would send a negative message to potential developers. 2. Make the adjustments in the ordinance and lift the moratorium as fast as possible. 13. Planning Commission Representative to Attend Council Meeting on 1/4/88 It was indicated that Commissioner Kropuenske and Commissioner Kimball would represent the Planning Commission at the 1/4/88 City Council meeting. At this time Chairman Wilson acknowledge and thanked Commissioner Temple for representing the Planning Commission the last four years. 14. Adj ournment There being no further business. COMMISSIONER KIMBALL MOVED TO ADJOURN THE MEETING OF THE ELK RIVER PLANNING COMMISSION. COMMISSIONER TEMPLE SECONDED THE MOTION. THE MOTION PASSED 6-0. The meeting of the Elk River Planning Commission adjourned at 1:15 a.m. AuUhUYJuau.L- Sharon Maue Recording Secretary