10-25-2022 PC MINMeeting of the
Elk River Planning Commission
Held at Elk River City Hall
Tuesday, October 25, 2022
Members Present: Chair Jill Larson -Vito, Commissioners Perry Beise, Dennis Booth,
Eric Johnson, Craig Keisling, Tony Mauren, and Rob Rydberg
Members Absent: none
Also Present: Councilmember/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 6:32 p.m. by Chair Larson -Vito.
2. Consider October 25, 2022, Planning Commission Agenda
Moved by Commissioner Beise and seconded by Commissioner Keisling to
approve the October 25, 2022, Planning Commission as presented.
Motion carried 7-0.
3. Consider September 27, 2022, Planning Commission Minutes
Moved by Commissioner Johnson and seconded by Commissioner Booth to
approve the September 27, 2022, Planning Commission minutes as presented.
Motion carried 7-0.
4.1 Eduard Yukimchuck for E & Y Auto Parks — 20266 Yale St. NW
■ Conditional Use Permit for a Home Occupation (salvage yard), Case No. CU
22-21
Mr. Leeseberg presented the staff report. The applicant wrote an email to staff
indicating that after reviewing the staff report, they felt there was a misunderstanding
with staff and indicated they were not operating a business. Therefore, the applicant
withdrew his request for a CUP.
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October 25, 2022
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4.2 Gate City Bank (Coborns) — 19425 Evans St. NW
Conditional Use Permit for Home Occupation (construction company), Case
No. CU 22-20
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 Beise and seconded by Commissioner Rydberg to
recommend approval of the request by Gate City Bank to amend Conditional
Use Permit CU 02-13 to allow bank signage on the driveway through wall
outside of Coborn's Grocery Store located at 19425 Evans St. NW with the
following condition to satisfy the standards set forth in Section 30-654:
1. Wall signage on the parcel shall not exceed 15 percent coverage on the
west elevation.
Motion carried 7-0.
4.3 Lund Recreational Storage — 10688 17 I st Lane NW
• Amend Conditional Use Permit CU 22-12 to allow additional building height
for proposed mini storage use, Case No. CU 22-23
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 Keisling and seconded by Commissioner Beise to
recommend approval of the request by Lund Recreational Storage for a
Conditional Use Permit for outdoor storage buildings with the following
conditions:
1. A Planned Unit Development Agreement be prepared and executed
prior to releasing the plat for recording and before the Conditional Use
Permit is recorded.
2. The Land Use Amendment (LU 22-02) shall be recorded prior to the
Conditional Use Permit being recorded.
3. The property must be platted prior to issuance of any building permits.
4. The final site plan, landscape plan, and architectural materials shall be
approved by city staff as a permitted use within the PUD.
5. The east end of the facility shall include a six-foot tall opaque fence to
screen headlights from the adjacent residential uses.
6. Conditional Use Permit, CU 22-12, shall become void.
Motion carried 7-0.
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October 25, 2022
S. General Business
There was no general business to discuss.
6. Council Liaison Update
Councilmember Beyer provided an update from recent City Council meetings.
The Planning Commission recessed at 6:41 p.m. to go into work session. They reopened
the meeting at 6:41 p.m.
7.1 Capstone Homes — Bloomdahl Farms 6 parcels: 75-108-31 10, 2400,
2300, 2305; 75-107-1400, 75-887-0010
Mr. Carlton presented the staff report. He introduced Matt Barker and Heather
Lorch with Capstone Homes, who provided an overview of their conceptual
residential development. They were seeking informal, nonbinding feedback from the
Planning Commission.
The Bloomdahl Farms project proposes development of 115, acres of a 215-acre
community, abutting Burr Oak Park on three sides, with a mix of varying housing
types (traditional single family, small -lot single family, and villa detached
townhomes). The Planning Commission discussed the need to amend the
Comprehensive Plan for both land use and utility service area. The timeline for the
trunk utility expansion is not firm, nor is the cost, and utilities extensions would be
required for this project to proceed. The city completed an analysis of the feasibility
for extension, and it still being reviewed by staff and City Council. Should the
applicant choose, it would be possible to develop these parcels now as 2.5 acres lots
with well and septic. Mr. Barker explained they have given themselves ample time to
work through some of these challenges and unknowns and have explained this to the
property owners of the land they hope to acquire.
The Planning Commission also discussed the possibility for additional fire services to
be built to serve this area, and the location of the development being further away
from core amenities such as stores, etc. They liked the clean layout and design of
other Capstone Homes developments in surrounding communities, as well as
incorporating the wetlands and tree coverage of the areas. The Commission asked
that they have conversations with surrounding landowners to explain and answer
questions prior to any public hearings. Mr. Barker stated they currently have had
communications only with the landowners in which the development will include.
Ms. Lorch stated they typically like to have an open house and invite those near the
proposed development to receive comments and feedback, and to answer questions
and concerns prior to public meetings.
The commission discussed the need to involve Sherburne County Highway
department staff in discussions. Mr. Barker indicated how important it will be to
work with the county regarding traffic volumes, intersection functions, and the need
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for an EAW and traffic study if the project moves forward. The commission also
suggested meeting with Parks and Recreation staff and Commission to discuss the
park land and get their feedback.
It was the consensus of the Planning Commission to be in support with this
proposed residential development.
8. Adjournment
The meeting was adjourned at 7:28 p.m.
Minutes prepared by Jennifer Green.
Tina Allard
City Clerk
Jill son -Vito
Planning Commission Chair
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