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08-23-2022 PC MINMeeting of the River Elk River Planning Commission Held at Elk River City Hall Tuesday, August 23, 2022 Members Present: Chair Jill Larson -Vito, Commissioners Perry Beise, Dennis Booth, Eric Johnson, Craig Keisling, Tony Mauren, and Rob Rydberg Members Absent: Councihnember/Liaison Mike Beyer Staff Present: Community Development Director Zack Carlton, Senior Planner Chris Leeseberg, and Sr. Admin. Assistant/Recording Secretary Jennifer Green I . Call Meeting to Order Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order at 6:49 p.m. by Chair Larson -Vito. 2. Consider August 23, 2022, Planning Commission Agenda Moved by Commissioner Johnson and seconded by Commissioner Booth to ^ approve the August 23, 2022, Planning Commission as presented. Motion carried 7-0. 3. Consider July 26, 2022, Planning Commission Minutes Moved by Commissioner Beise and seconded by Commissioner Keisling to approve the July 26, 2022, Planning Commission minutes. Motion carried 7-0. 4.1 Charity Dellwo of JC Styles Hair Salon, 329 Morton Ave. NW ■ Conditional Use Permit for a Home Occupation (beauty salon), Case No. CU 22-13 Mr. Leeseberg presented the staff report. He updated the commission that the applicant submitted a building permit to construct a garage on the property. Mr. Leeseberg received two additional phone calls today from concerned residents regarding the construction company activity occurring on the parcel. Chair Larson -Vito opened the public hearing. There being no one to speak, Chair Larson -Vito continued the public hearing to the September 27, 2022, Planning Commission meeting. Planning Commission August 23, 2022 Page 2 Commissioner Rydberg noted concerns regarding the items stored on the property as viewed by an aerial photo of the property. r) 4.2 Albrecht Sign Company on behalf of Chris Stokke of Greenscape Companies, Inc., 11684 2191h Ave. NW ■ Conditional Use Permit to allow a changeable copy sign exceeding 30 square feet, Case No. CU 22-18 Mr. Leeseberg presented the staff report. Chair Larson -Vito opened the public hearing. There being no one to speak, Chair Larson -Vito closed the public hearing. Moved by Commissioner Johnson and seconded by Commissioner Keisling to recommend approval of the request for a Conditional Use Permit to allow a changeable copy sign exceeding 30 square feet at 11684 219`h Ave. NW by Albrecht Sign Company on behalf of Chris Stokke of Greenscape Companies, Inc., with the following condition: 1. The sign must comply with the standards set forth in Sec. 30-864(e). Motion carried 7-0. 4.3 Jeff & Darlene Olson, 14288 212' Ave. NW ■ Preliminary Plat of Olson Acres, Case No. P 22-08 Mr. Carlton presented the staff report. Chair Larson -Vito opened the public hearing. There being no one to speak, Chair Larson -Vito closed the public hearing. Moved by Commissioner Johnson and seconded by Commissioner Booth to recommend approval of the request by Jeff & Darlene Olson for the Preliminary Plat of Olson Acres with the following conditions: 1. Adjust the drainage and utility easement to match the 25' wetland setback standard. 2. Review trail standards with city staff and incorporate trail easements within Outlot A as required. Motion carried 7-0. 4.4 Briggs Companies — Parcel ID# 75-134-2305 ■ Conditional Use Permit for a Planned Unit Development Qackson Hills Phase II), Case No. CU 22-17 Mr. Carlton presented the staff report. p I I I R I I 11 NATURE 01 Planning Commission August 23, 2022 Page 3 Commissioner Rydberg felt having three 44-unit apartment buildings on this parcel seemed tight. He was concerned with stormwater and soils. Mr. Carlton indicated stormwater and soils will be a challenge to meet all requirements. He indicated the soils and mitigation will have to be reviewed and certified by a professional. He noted the stormwater plans will be reviewed carefully by engineering staff. Commissioner Mauren asked if staff had any concerns regarding traffic. Mr. Carlton indicated he had not received any specific traffic concerns at this time from the engineering department. Chair Larson -Vito asked for an explanation of dewatering. Mr. Carlton explained the process of dewatering. He noted the concern with water coming up and undermining the foundation after dewatering. He stated one way to alleviate that was long-term dewatering and explained the process. Chair Larson -Vito asked about condition #4: The developer shall provide evidence that any long-term dewatering will not be detrimental to the stormwater system. She also had concerns of foundation erosion and its effect to the building and its residents. She asked if the commission could modify this requirement. Mr. Carlton stated the wording of condition #4 could be modified. Commissioner Booth asked if when the dewatering process begins and they notice the pond lowering, will they cease the dewatering. Mr. Carlton stated that dewatering will be monitoring very closely by the third -party specialist to ensure it is not negatively impacting the surrounding water table in the short- and long-term. Commissioner Booth asked about completing soil borings on the east side of Jackson Avenue to ensure the road would not be compromised, and if a retention pond will be built. Mr. Carlton indicated all will be monitored by the third -party specialist for a thorough analysis. He explained each phase that comes through will need to treat any stormwater related to what is being constructed. Commissioner Mauren asked about who would be on site during construction. Mr. Carlton indicated the third -party specialist will be on site monitoring during construction. Chair Larson -Vito opened the public hearing. VaEI AI UR Planning Commission August 23, 2022 Page 4 Keith Glenn, 704 Jackson Avenue, stated he was not opposed to the project. He explained his concerns with the wetlands on or near the site, if the creek will be r diverted, and what will happen to the large trees on the property. He also asked about the potential increase in traffic on Jackson Avenue, and would the street be widened to add a turn lane to handle the heavier traffic. He wondered what the effect of three large apartment buildings would be on the city's sewer system. Last, he asked if the Boys and Girls Club would need to be aware if this project would affect their foundation. Mr. Carlton stated a landscaping plan will be required for staff review and approval as part of the development agreement prior to construction. He stated engineering reviewed the project and didn't have any initial concerns with traffic but will ask them to verify that information. He noted the sewer system is built to handle additional usage with new construction. Jessica Noreen - 602 Jackson Avenue, stated she was opposed to the project as it will block her front yard view of the sunset, and had concerns with traffic, safety with kids walking on the sidewalk, and the effect on wildlife living on this parcel. She asked if senior living or single-family homes could be constructed instead of apartments. She also felt the park will be hidden when constructing these buildings and asked questions about signage. Pat Briggs — the applicant, stated there was no dewatering needed for Phase I for soil corrections and he plans on not needing dewatering for Phase II; if they end up having to dewater, they will follow the requirements outlined by James Bedell of the f DNR and the hydrologist and soil engineer. He explained how he did not have any concerns with foundations being compromised because they use 100% pass through fill sand, which gets compacted every two feet. He indicated the soil corrections are projected between 7-8 feet to 12 feet, give or take a few feet. He stated they have done numerous borings. He explained how he's working with Ricky Solomon of the Boys and Girls Club, to construct a fishing pond for kids as an amenity to the site for the mission of "Hooked on fishing, not on drugs." He does not believe they have any problems with their building foundation. He noted the site will handle all stormwater. Mr. Carlton asked about the proposed phasing for construction of the three buildings. Mr. Briggs indicated one building would be constructed at a time. He noted they have a waiting list for renters for Phase II. He figured each building would take about 18 months and begin another one in two years. Commissioner Mauren asked if Mr. Briggs was expecting to do any dewatering. Mr. Briggs stated they are planning on de -mucking and if that process isn't efficient or effective, they would dewater. Commissioner Mauren asked if that process followed city code. PO11RII a NATUR 1-� Planning Commission August 23, 2022 Page 5 Mr. Carlton stated it would depend on the condition of the existing soil at that time and would be difficult to tell until digging began. Mr. Briggs explained the process of de -mucking and replacing with fill, with Independent Testing Consultants being on site doing the testing. Commissioner Johnson asked if the stormwater pond would be built completely or in phases. Mr. Briggs stated they had not made that decision yet, stating it could possibly be done in phases. Commissioner Rydberg stated 6`' Street NW, which is currently a driveway servicing the Phase I apartments and the Boys and Girls Club, was not built to handle the proposed increase in traffic to service two additional apartment buildings. He asked if Mr. Briggs would work with the city to improve the road to handle the increased traffic levels. Mr. Briggs did not feel it would require any additional improvement, stating all the studies he has done indicate no improvements will be needed. He stated 6`' Avenue NW is a prescriptive easement. Commissioner Rydberg commented on the increase of traffic on Jackson Avenue due to the 169 Redefine and felt it wouldn't be easy turning onto 6`' Avenue. He asked if he is concerned with the additional traffic from two apartment buildings and would the road need to be widened. Mr. Briggs stated he spoke to former city engineer Terry Maurer, who indicated Jackson Avenue was designed for a lot of traffic and was extremely comfortable with the road as it is. Commissioner Mauren asked if the entrances to the apartments off Jackson Avenue should be spaced differently. He asked about the renderings being different than the Phase I building. Mr. Briggs stated these are not necessarily the final design and stated there could be a variation of colors. He is proposing to not have the same color for each building. Ms. Noreen asked if all the units would be filled immediately or would there be vacant buildings. She asked what kind of a person wants to spend so much money on rent. Mr. Carlton stated what he is currently seeing in our city and surrounding cities is apartments fill up very quickly. He cannot speak to why an apartment is a better option but perhaps renters do not want the outside maintenance, preferring to rent based upon what their current circumstances demand. PIIEAEI 11 NATUREI Planning Commission August 23, 2022 Page 6 Commissioner Rydberg commented that it seems to be a trend noted recently by realtors for residents that decide renting suits their needs. Chair Larson -Vito stated there is a need for apartment units referenced from a housing study completed in 2018 as part of the Comprehensive Plan update and felt the city should be nearing or at the capacity of that study. Mr. Briggs stated the requirements for their clients need to have a certain credit rating, submit to a criminal background check, and consistent employment for the past 24 months. He noted the raise of interest rates, the effect on the housing market, and discussed the current housing needs that he has witnessed. There being no one else to speak, Chair Larson -Vito closed the public hearing. Chair Larson -Vito stated she felt the need to expand Condition #4 to take a look at future structural integrity and not be dependent on just the stormwater system. She also asked for further clarification on traffic and the alignment of the entrances to the apartment buildings. Commissioner Johnson would like to see a traffic study of how the different vehicles coming out of different points will be handled. He travels this road during peak times and believes it may become problematic when trying to cross Jackson Avenue. Mr. Carlton asked the commission if they would like to continue their discussion to get answers to these items or were they comfortable making a recommendation to J the council. Commissioner Johnson stated he would like to receive answers to these questions before making a recommendation to the council. Chair Larson -Vito agreed and felt it important to further explore this request. She indicated she has concerns with Condition #6 — and noted there is a major park in this area that will essentially be hidden by the construction of apartment buildings. She understands this area is guided for high density residential. Commissioner Johnson stated he understands the need for apartment housing but wondered if this area would be best suited for transitional housing as recommended in the Comprehensive Plan. He would like to see options for this type of housing. Moved by Commissioner Johnson and seconded by Commissioner Mauren to postpone action on the request by the Briggs Companies for Parcel ID#75- 134-2305 for a Conditional Use Permit for a Planned Unit Development (Jackson Hills Phase II) until the September 27, 2022, Planning Commission to receive additional information regarding a traffic study, alignment of entrances to the proposed buildings off Jackson Avenue, and ideas for transitional housing. Motion carried 7-0. p A/ E A E A A I NATUREI Planning Commission Page 7 August 23, 2022 S. General Business There was no general business. 6. Council Liaison Update Councilmember Beyer was absent from tonight's meeting. 7. Adjournment The meeting was adjourned at 7:49 p.m. Minutes prepared by Jennifer Green. Tina Allay Ci Clerk J' Larson -Vito Planning Commission Chair n t I M[ R[ 1 E NATUREI