06-24-2025 PC MIN
Meeting of the Planning Commission
Held at the Elk River City Hall
Tuesday, June 24, 2025
Members Present: Chair Perry Beise, Commissioner Eric Johnson, Commissioner Robert Rydberg,
Commissioner Dennis Booth, Commissioner James Zahler, Commissioner
Dornan Bland, Commissioner Anthony Kaba
Members Absent: None
Staff Present: Community Development Director Zack Carlton, Senior Planner Chris
Leeseberg, and Sr. Administrative Assistant/Recording Secretary Jennifer Green
1. CALL MEETING TO ORDER
Pursuant to due call and notice thereof, the meeting was called to order at 6:42 p.m.
2. CONSIDER AGENDA
Moved by Commissioner Johnson and seconded by Commissioner Booth to approve the
agenda. Motion carried 7-0.
3. CONSIDER MINUTES
Moved by Commissioner Johnson and seconded by Commissioner Booth to approve the
following consent items as outlined in their respective staff reports. Motion carried 7-0.
3.1 Draft Minutes from May 27, 2025
4. PUBLIC HEARINGS
4.1 Conditional Use Permit: Outdoor Vehicle Storage and Auto Sales, 9672 163rd Ave NW, Todd
Bialon for Jarvis LLC
Mr. Leeseberg presented the staff report. He distributed updated conditions to reflect the auto repair
portion of the applicant's request.
Chair Beise opened the public hearing. There being no one present to speak, Chair Beise closed the
public hearing.
Commissioner Rydberg asked about the shared fence with Collins Brothers Towing. He asked if Collins
Brothers fencing is opaque.
Mr. Leeseberg stated there will be a common fence and the material will have to meet the ordinance
requirements for outdoor storage.
Moved by Commissioner Johnson and seconded by Commissioner Kaba to recommend
approval of the request by Todd Bialon for Jarvis LLC for a Conditional Use Permit with
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the following conditions to satisfy the standards set forth in Section 30-654:
1. The setback variance (V 25-09) shall be approved.
2. All outdoor storage shall follow Section 30-807.
3. The parking and driveway area outside the fenced area shall be bound by B612 curb
and gutter.
4. All parking and driving areas must be finished with an approved surface -
bituminous, concrete, or compacted Class 5.
5. All areas not identified for parking or driving areas shall be maintained as turf
grass per city standards.
6. A 100% opaque fence shall be installed along the perimeter of the outdoor storage
area that is visible from the right-of-way.
7. Except for short-term staging requirements, there shall be no storage of vehicles
outside the approved storage area, including the city street, exterior parking area,
and landscaped areas.
8. Staff approval of all site and civil plans.
9. No motor vehicle repairs shall be allowed.
Motion Carried 7-0.
4.2 Conditional Use Permit: Changeable Copy Sign, Lamar Outdoor Advertising, 75-00943-0110
Mr. Leeseberg presented the staff report.
Commissioner Johnson asked how the size and height of the proposed billboard compares to the
billboard located north of this proposed location.
Mr. Leeseberg stated he was not sure, but the applicant is requesting the changeable copy exceed 30
square feet, but no change in height.
Chair Beise opened the public hearing. There being no one present to speak, Chair Beise closed the
public hearing.
Commissioner Bland asked if there was a precedence with approving the signs in this area.
Mr. Leeseberg stated the request for this sign is the changeable portion of the sign which is larger than
the ordinance allows by right, but is permitted with a CUP, and noted that this is not a special
exception.
Moved by Commissioner Johnson and seconded by Commissioner Booth to recommend,
by motion, approval of the Conditional Use Permit to allow a changeable copy sign with
the following conditions to satisfy the standards set forth in Section 30-654:
1. The sign shall be constructed in accordance with all applicable city and state
regulations, including compliance with brightness limits and digital display transition
standards.
2. No additional signage shall be added without appropriate review and permitting.
3. The applicant shall provide a survey confirming that the sign location is outside
regulated wetlands or demonstrate eligibility for an exemption under the Wetland
Conservation Act.
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4. Any disturbance to wetland areas shall require formal review and compliance with
state and local wetland regulations.
5. The applicant must apply for and receive all state and local permits prior to
beginning construction.
Motion Carried 7-0.
4.3 Preliminary Plat: Sherburne Meadows, Sherburne County - 10638 205th Ave. NW
Mr. Carlton presented the staff report.
Commissioner Booth asked about the easement located on Lot 2, Block 2.
Mr. Carlton stated there was an existing county road easement on that parcel.
Chair Beise opened the public hearing. There being no one present to speak, Chair Beise closed the
public hearing.
Moved by Commissioner Booth and seconded by Commissioner Zahler to recommend
approval of the Preliminary Plat for Sherburne Meadows, subject to the following
conditions:
1. An approved wetland replacement plan will be required.
2. Wetland boundaries identified on the plat may need to be updated after the subject site
has received a Notice of Decision.
3. If the road is not immediately constructed as a through street, a temporary cul-de-sac
will be required at the dead end.
4. Work with Elk River Municipal Utilities (ERMU) to secure required utility permits and
coordinate overhead power lines.
Motion carried 7-0.
4.4 Preliminary Plat: Oakwater Ridge, Capstone Homes - 16330 US Highway 10
Mr. Carlton presented the staff report.
Chair Beise opened the public hearing. There being no one present to speak, Chair Beise closed the
public hearing.
Commissioner Rydberg stated his major concern with this project has always been the safety of drivers
entering Highway 10, predicting future accidents.
Mr. Carlton stated the configuration of the access point has been a significant discussion with MnDOT
and Capstone. The recommendation is an R-cut, or reduced conflict interchange. The first phase of the
development before final platting will require an access permit from MnDOT, and MnDOT will not
approve anything more than a smaller first phase without those access improvements being in place.
The City Council and Capstone are working together to start the final design of the intersection.
Councilmember Wagner noted that significant conversations with MnDOT were an understatement.
She stated Rep. Emmer has been contacted for help with funding to bring the interchange sooner.
MnDOT said that their Highway 10 funding stops at the county line. She stated for reference, there has
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been significant conversations for safety improvements at this intersection. The city and Capstone are
working together with engineering plans to ensure a safe intersection.
Commissioner Rydberg stated it was because there are two counties at play with this roadway, and
therefore it will involve state and federal funding involvement.
Councilmember Wagner stated she didn't agree with Commissioner Rydberg's assessment and noted
Elk River is considered outstate in the eyes of MnDOT funding.
Moved by Commissioner Johnson and seconded by Commissioner Booth to recommend
approval of the Preliminary Plat for Oakwater Ridge, subject to the following conditions:
1. All comments of the EAW must be addressed to the satisfaction of the representative
agency.
2. Billboards along Highway 10 must be removed as the subdivision is developed and in
accordance with City Council resolution 25-31.
3. Staff approval of all site, utility, grading, and landscape plans.
4. All wet stormwater basins require a 25-foot easement in accordance with setback and
buffer requirements outlined in Sec. 30-1852. The buffer must be marked with approved
signs.
5. Setback lines shown on the preliminary plat must reflect the 45-foot setback required
for all wet ponds.
6. Trails and other features within the floodplain must comply with the floodplain
ordinance standards.
7. All temporary dead-ends included in future development plans must include signage
stating "Future Through Street" and a temporary cul-de-sac when the street will have
driveway access.
8. Work with Elk River Municipal Utilities (ERMU) to adjust overhead power poles to
support the development and future frontage road along Highway 10.
9. ERMU requires a per lot streetlight fee.
10. The subdivision must be developed in accordance with all requirements included in the
Oakwater Ridge Master Plan and consistent with City Council action in their approval on
April 7, 2025.
11. The developer and the city must design and install access improvements at Highway
10 and 165th Ave to support the traffic needs of the proposed development.
12. The MnDNR must provide written approval of the work proposed within the Wild and
Scenic River District.
13. Along the property line with the Oliver Kelley Farm, the developer shall provide the
following: vegetative screening and a private property sign every 500 feet along the non-
wooded boundary, and one private property sign for each residential parcel along the
wooded boundary.
14. The developer must also work with the Oliver Kelley Farm to resolve any
encroachment concerns resulting from the existing fence.
15. Staff and the developer shall work together to resolve addressing and street alignment
concerns.
Motion carried 7-0.
5. GENERAL BUSINESS
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There was no general business to discuss.
6. COUNCIL LIAISON UPDATES
Councilmember Wagner provided an update to the Planning Commission of recent City Council items.
7. MOTION TO ADJOURN REGULAR MEETING
Moved by Commissioner Johnson and seconded by Commissioner Booth to adjourn the
meeting. Motion carried 7-0.
The meeting adjourned at 07:06 p.m.
Minutes prepared by Jennifer Green.
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Perry Beise, Chair
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Tina Allard, City Clerk