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Planning Commission Packet - September 22, 2026 Planning Commission Regular Meeting & Work Session Agenda Tuesday, September 22, 2026 6:30 PM Elk River City Hall ▪ Regular meeting in Council Chambers ▪ Work Session meeting in Council Chambers immediately following regular meeting 1. CALL MEETING TO ORDER 2. PLEDGE OF ALLEGIANCE 3. CONSIDER AGENDA 4. CONSIDER MINUTES 4.1 DRAFT Minutes - September 1, 2026 5. PUBLIC HEARINGS An opportunity for the public to express their opinions and raise questions pertaining to the agenda item. All comments become part of the official public record. For this reason, all comments must be made at the podium so they can be heard and recorded. Comments may also be provided in writing. There will not be deliberations, discussions, or answers to questions until the hearing is closed. It is important to be courteous and allow each presenter to comment before adding additional testimony. 5.1 Preliminary Plat: Rural Lot Subdivision, Landform Professional Services, LLC - 14045 Ranch Rd NW 5.2 Interim Use Permit: Indoor Athletic Facility, Blizzard Baseball - 17834 Industrial Cir NW 6. GENERAL BUSINESS Items in which the information is presented by city staff or consultants, then deliberation and action occur. General Business items are not opportunities to receive or provide public input. However, the presiding officer may, at its sole discretion, solicit public feedback. 7. COUNCIL LIAISON UPDATES 8. MOTION TO ADJOURN REGULAR MEETING 9. WORK SESSION Work Sessions are less formal meetings to encourage dialog. Official action or votes are not typically taken. At the conclusion of a discussion, a simple consensus provides staff direction for execution of the item. This portion of the agenda is audio recorded but not video recorded or broadcast. Work Sessions are open to the public; however, visitors who wish to provide input must be invited by the presiding officer, assume a seat at the discussion table and provide their full name and address for the official record. 9.1 Review Proposed Development Code Updates 10. MOTION TO ADJOURN Page 1 of 61 Meeting of the Planning Commission Held at the Elk River City Hall Tuesday, September 1, 2026 Members Present: Acting Chair Dennis Booth, Commissioner Robert Rydberg, Commissioner James Lang, and Commissioner Anthony Kaba Members Absent: Chair Perry Beise, Commissioner Eric Johnson, and Councilmember Jennifer Wagner Staff Present: Community Development Director Zack Carlton, Senior Planner Chris Leeseberg, and Recording Secretary Katie Porath 1. CALL MEETING TO ORDER Pursuant to due call and notice thereof, the meeting was called to order at 6:30 p.m. 2. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was recited. 3. CONSIDER AGENDA Moved by Commissioner Rydberg and seconded by Commissioner Lang to approve the agenda. Motion carried 4-0. 4. CONSIDER MINUTES Moved by Commissioner Rydberg and seconded by Commissioner Kaba to approve the following consent items as outlined in their respective staff reports. Motion carried 4-0. 4.1 DRAFT Minutes - July 28, 2026 5. PUBLIC HEARINGS 5.1 Ordinance Amendment and Interim Use Permit: Educational Institution in the MU-ERP District, Good Shepherd Lutheran High School - 630 Freeport Ave NW The staff report was presented. Acting Chair Booth opened the public hearing. Melissa Lamkin, Director at Good Shepherd Lutheran High School, 16797 County Rd 83, Big Lake, stated she was available if the Commission had any questions. Page 2 of 61 Planning Commission Minutes September 1, 2026 --------- Page 2 of 4 Acting Chair Booth closed the public hearing. Moved by Commissioner Rydberg and seconded by Commissioner Lang to recommend approval of an ordinance amendment allowing Educational Institutions as an Interim Use in the MU-ERP zoning district. Motion carried 4-0. Moved by Commissioner Rydberg and seconded by Commissioner Lang to recommend approval of an Interim Use Permit for Good Shepherd Lutheran High School, subject to the following conditions: 1. The City Council must adopt an ordinance adding Educational Institutions as an Interim Use in the MU-ERP zoning district. 2. The IUP will expire when Good Shepherd Lutheran High School ends operation at the approved location. 3. Any expansion of the approved use or transfer to another user group for the same use will require city approval of a new IUP. 4. Architectural plans will need to be reviewed by the MN Department of Labor and Industry prior to submitting for city building permits. 5. All costs associated with potential address changes of affected tenants will be the responsibility of the property owner and/or applicant. Motion carried 4-0. The item will go to the September 21, 2026 City Council meeting for consideration. 5.2 Zone Change: Amend Zoning for Selected Parcels from Light Industrial (I-1) to Central Business District (C-1) The staff report was presented. Commissioner Rydberg questioned if the land use should change rather than the zone. He stated that Meadowvale Elementary School provided a "buffer". Mr. Carlton explained that there needs to be consistency between the land use and zoning. Without compliance, a Conditional Use Permit or other land use action could be approved. Acting Chair Booth opened the public hearing. Craig Hardie, attorney at Larkin Hoffman representing Chambers Investment, 12785 Elk Lake Rd, requested the commission recommend denial of the zone change, preferring that the land use change. Attorney Hardie stated the site has been listed for sale and is more marketable as light industrial use than C-1. Commissioner Rydberg asked Attorney Hardie about his statement regarding spot zoning. Attorney Hardie explained that creating an "island" of nonconforming uses between different zones could be construed as spot zoning. Page 3 of 61 Planning Commission Minutes September 1, 2026 --------- Page 3 of 4 Mike Chambers, owner of 12785 Elk Lake Rd, stated the land has been used as light industrial for almost 40 years and there have been no conflicts with the surrounding properties. He outlined the natural buffers of the wetland and school soccer fields. Mr. Chambers stated that changing the zone to C-1 would create more traffic. He outlined the process of attempting to sell his property, stating that several buyers have been interested but changed their minds when they learned it was not guided industrial. Ryan Hardin, Hardin Companies real estate broker representing 12785 Elk Lake Rd, stated that a zone change to C-1 would have a negative impact on the potential use and land value. Attorney Hardie discussed the request to change the zone to C-3, stating that neither C-3 nor C-1 perfectly align, but C-3 has a greater ability to establish pseudo-industrial uses. Acting Chair Booth closed the public hearing. Mr. Carlton commented on the spot zoning reference, stating staff disagree with this designation. He stated the city is looking to transition from lower to higher intensity of uses, and that a neighborhood commercial designation accomplishes this. Mr. Carlton stated that, although there have not been any issues with the previous use of the property, the city must look at what is allowed when they leave. Land use and zoning are tools used to guide the future uses towards what fits the currens development patterns. Commissioner Lang asked about the process to change the land use rather than the zone. Mr. Leeseberg stated the Commission could postpone or deny the current application or the application could be withdrawn and staff would start over with a land use application. Mr. Leeseberg added that whether the land use was changed to C-1 or C-3, the current use would not be permitted based on the existing Land Use designation. Moved by Commissioner Rydberg and seconded by Commissioner Kaba to recommend denial of the proposed zone change from Light Industrial (I-1) to Central Business District (C-1), establishing compliance with the adopted Comprehensive Plan. Motion carried 4-0. The Commission was in favor of changing the Land Use rather than the Zone. The item will be discussed at the September 21, 2026, City Council meeting. 5.3 Ordinance Amendment: Cottage Food Exemption to the Residential Occupation Standards The staff report was presented. Acting Chair Booth opened the public hearing. There being no one to speak to this matter, Acting Chair Booth closed the public hearing. Commissioner Kaba asked about traffic and parking. Commissioner Lang added that Cottage Food is direct to consumer and limited on revenue. Mr. Leeseberg stated that the ordinance would not limit the number of cars allowed. Moved by Commissioner Lang and seconded by Commissioner Kaba to recommend approval of the ordinance amendment allowing cottage food sales as a residential Page 4 of 61 Planning Commission Minutes September 1, 2026 --------- Page 4 of 4 occupation. Motion carried 4-0. 6. GENERAL BUSINESS There was no general business. 7. COUNCIL LIAISON UPDATES There was no council liaison update. 8. MOTION TO ADJOURN Moved by Commissioner Rydberg and seconded by Commissioner Lang to adjourn the meeting. Motion carried 4-0. The meeting adjourned at 7:20 p.m. Minutes prepared by Katie Porath. ___________________ Perry Beise, Chair _____________________ Justin Dunford, City Clerk Page 5 of 61 The Elk River Vision A resilient, welcoming, and thriving community that leads through innovation, meaningful engagement, exceptional service, and responsible planning for future generations. Request for Action To Planning Commission Item Number 5.1 Meeting Date September 22, 2026 Prepared By Chris Leeseberg, Senior Planner Item Description Preliminary Plat: Rural Lot Subdivision, Landform Professional Services, LLC - 14045 Ranch Rd NW Reviewed by Zack Carlton Action Requested Recommend, by motion, approval of the Preliminary Plat, subject to the following conditions: 1. Park dedication be paid in the form of cash for one single family parcel, at the applicable rate when the plat is released for recording. 2. An Access Permit from Sherburne County Public Works will be required. 3. All comments on the comment letters dated September 10, 2026, and September 14, 2026, shall be addressed. Background/Discussion The applicant, Landform Professional Services, has submitted a preliminary plat application to subdivide two existing lots (~55 acres total) and create four new buildable lots. One parcel will include the existing home, and the four remaining lots will be developable single-family parcels. The property is zoned R-1a with a minimum lot size of 2.5 acres. Each parcel has at least 1 acre of buildable upland area, supporting a home, two septic system locations, and has the required frontage on a public street. The applicant received driveway setback variances for two of the parcels (V 26-04) earlier this year. Parks and Recreation The Parks and Recreation Map and Trail Plan shows a conceptual trail connection through the property to the Meadowsweet Bend subdivision to the east. Meadowsweet Bend has a trail located along the inner loop of the main street through the development; however, it does not provide trail or sidewalk connections to neighboring properties. The Parks and Recreation Commission will review the plat for park dedication at its October 14, 2026, meeting. Applicable Regulations Preliminary Plat Page 6 of 61 City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 1. The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. The subdivision required approval of two driveway setback variances, which were approved by the Board of Adjustments on May 26, 2026. With their approval, the subdivision is consistent with the zoning regulations of this article. 2. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. The Comprehensive Plan guides the property for rural residential uses, supporting larger lot single-family uses with well and septic access. City services are not proposed for properties in this classification. The proposed subdivision is consistent with this guidance. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. Approximately half of the site is developable upland property, supporting single-family development, with the other half of the site largely consisting of wetlands. The physical characteristics of the site are suitable for the proposed development with the approved variances. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. Water supply and sewage will be handled onsite with private wells and septic. The remaining provisions are provided for within the proposed subdivision. 5. The proposed subdivision will not cause substantial environmental damage. The identified wetlands are protected with the wetland buffer and setback ordinance. The approved driveway setback variances shall be substantially consistent with the concept plan submitted with the application and all wetland impacts shall be subject to review and approval by the applicable Technical Evaluation Panel (TEP), watershed authority, and all applicable regulatory agencies. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The proposed subdivision will not have an adverse impact on the reasonable development of neighboring land. 8. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. Page 7 of 61 d. Lack of adequate off-site public improvements or support systems. The subdivision is not premature. In reviewing the standards for approval of a Preliminary Plat and the recommended conditions of approval, the proposed project meets the standards, and is recommended for approval. Financial Impact None. Mission/Policy/Goal Support the growth and development of the community. Attachments 1. Location Map 2. Applicants Narrative 3. Preliminary Plat 4. Comment letters dated September 10, 2026 5. Comment letters dated September 14, 2026 6. Trail Master Plan 7. Presentation Page 8 of 61 Page 9 of 61 Narrative 4-Pillars Preliminary and Final Plat Prepared for: August 24, 2026 SUBMITTED TO City of Elk River 13065 Orono Parkway Elk River, MN 55330 PREPARED BY Landform Professional Services, LLC 105 5th Ave S, Suite 513 Minneapolis, MN 55401 MPJ Design & Construction Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC Page 10 of 61 4-Pillars, Elk River, MN August 24, 2026 MPJ26001 1 Introduction On behalf of Marshall Jordi, Landform is pleased to submit this application for Preliminary and Final Plat approval to allow a five-lot subdivision at 74045 Ranch Road NW in Elk River, MN. The site includes two existing parcels that contain large wetlands and one single-family home at the following PIDs: #75-00107-1300 and #75-00107-2405. Our redevelopment plan includes a plat to divide the two parcels into five, with the existing home remaining on one of the five final parcels. A variance was approved for this site during the concept review at the May 26, 2026, meeting. This variance pertained to setbacks from the wetland, wetland buffer, and side yard for residential driveways. We are excited about the improvements proposed for this site. Preliminary and Final Plat Preliminary Plat The Preliminary Plat will take two existing lots and create five large rural lots. This plan shows compliance with the guided land use for this property, Rural Residential, and the existing zoning, R-1a Single-Family Residential. This development does have a variance that was approved earlier this year for the only non-compliant item, the driveways for Lots 3 and 4 on the proposed subdivision. There are no other modifications requested. Overall, this plat will create long term rural homes on the outskirts of the City of Elk River. The existing home will remain with the property owner, and the other four lots will be developed independently by a group of family and friends, which is where the name “4-Pillars” comes from. This development takes advantage of all available upland on this lot while maximizing the existing wetlands to the maximum extent possible, with minor impacts required for the previously approved driveway variance. This impact is shown with the Wetland NOD that is included in this submission packet. Final Plat We are also submitting a Final Plat to be reviewed concurrently with this Preliminary Plat as this subdivision is simple and does not contain large amounts of public improvements. This plan was also reviewed during a variance application earlier this year and the applicable agencies have had very little comments that have been addressed with this full application. Summary We respectfully request approval of the Preliminary and Final Plat approval to allow a five-lot subdivision at 74054 Ranch Road NW in Elk River, MN. We asked to be included on the September 22nd Planning Commission and the October 19th City Council meeting. We are excited to continue working with the City on this large-lot rural subdivision. Contact Information This document was prepared by: Zeke Peters, AICP Landform 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Eric Luth at eluth@landform.net or 612.638.0261. Page 11 of 61 Page 12 of 61 13065 Orono Parkway Elk River, MN 55330 763.635.1000 ElkRiverMN.gov September 10, 2026 John Ortiz Via email to jortiz@landform.net Landform Professional Services, LLC craig@dollanskyracing.com 105 5th Ave S. marshall@mpjdesign.construction Minneapolis, MN 55401 Thank you for your applications for a Preliminary and Final Plat to subdivide parcels 75-00107-1300 and 75-00107-2405. I will be reviewing your application and preparing the staff report for the City Council. The city received your application on August 24, 2026. Under Minnesota Statutes Section 462.358, a subdivision application shall be approved or disapproved within 60 days following delivery of an application completed in compliance with the municipal ordinance by the applicant to the municipality, unless an extension of the review period has been agreed to by the applicant. With the receipt of the required materials on August 24, 2026, the application for a Lot Split has been deemed complete, and the 60-day review period starts. This preliminary plat application has been assigned Case Number P 26-13 and is scheduled to be reviewed by the Planning Commission on September 22, 2026, at 6:30 p.m. at the Elk River City Hall, 13065 Orono Parkway. With a recommendation from the Planning Commission, the Preliminary and Final Plat, Case Number P 26-14, will be reviewed by the City Council on October 19, 2026, at 6:00 p.m. at the Elk River City Hall, 13065 Orono Parkway. Staff conducted a city-wide site plan review on September 8, 2026, and has the following comments: Building – Contact Mark Pistulka with any questions 763-635-1066 mpistulka@ElkRiverMN.gov  All lots created after January 23, 1996, shall have a minimum of two soil treatment areas and dispersal areas. (septic treatment areas) The areas must comply with Minnesota Rules Chapters 7080 through 7083 of the Subsurface Sewage Treatment Systems Program regulated by the MPCA. ERMU (electric) - Contact Tom Geiser with any questions. 763-635-1351 tgeiser@ermumn.com  The person responsible for dividing the lot will need to pay a developer fee of $1475/lot. Page 13 of 61  If lights are needed, $2,400 per light and two lights max. One at entrance and one at end of Cul de Sac. To be determined.  Grubbing/Clearing to grade, to the back of easement, is needed for utilities to be installed. A joint trench may be required.  If existing power needs to be adjusted or replaced, costs associated with that are the responsibility of the developer.  Each house being built will have its own service costs depending on what is involved in installing the service. Environmental – Contact Joe Hale with any questions 763-635-1030 jhale@ElkRiverMN.gov  At the time of writing this letter, we have not heard back from the Environmental Department but will let you know if they have any comments or additional information needed Please let me know if you have any questions. Sincerely, Chris Leeseberg, Senior Planner Ph: 763.635.1033 cleeseberg@ElkRiverMN.gov Page 14 of 61 13065 Orono Parkway Elk River, MN 55330 763.635.1000 ElkRiverMN.gov September 14, 2026 John Ortiz Via email to jortiz@landform.net Landform Professional Services, LLC craig@dollanskyracing.com 105 5th Ave S. mpjdesignandconstruction@gmail.com Minneapolis, MN 55401 Here are the comments from the Environmental Department – Contact Joe Hale with any questions 763- 635-1030 jhale@ElkRiverMN.gov  An approved wetland replacement plan is required for the proposed wetland impacts resulting from the road.  The wetland basin on the southeast portion of the property is considered a public unnamed wetland. The Minnesota DNR's area hydrologist has determined the Ordinary High-Water Level (OHWL) to be 945.86 feet NAVD88. The shoreland zone extends 1000 feet from the OHWL. Any parcels within or partially within the shoreland zone are subject to shoreland requirements. The OHWL should be identified on the plans.  The public water falls under the natural environment category. Any structures, septic systems, or impervious surfaces must be located at least 150-feet from the OHWL, unless approved by a variance. Note: it appears the proposed septic for lot 5 falls within the setback.  The proposed infiltration basin lies within the shoreland impact zone (75-feet from OHWL). This will likely require clearcutting, which is not allowed in the shoreland impact zone. Alternative locations should be considered for stormwater infrastructure.  Trees within the shoreland impact zone must be preserved to provide natural screening from the public water, soil stability, and to maintain the natural aesthetic of the shoreland. Selective tree removal may occur to provide a view from primary structures or for construction of any permitted features. Please let me know if you have any questions. Sincerely, Chris Leeseberg, Senior Planner Ph: 763.635.1033 cleeseberg@ElkRiverMN.gov Page 15 of 61 Page 16 of 61 Prelim Plat Dollansky Page 17 of 61 Location Map Page 18 of 61 Background §Prelim Plat to create four new parcels §R-1a zoning §57.06 acres total §2.5 acres minimum lot size §Driveway setback variances received (V 26-04) Page 19 of 61 Page 20 of 61 Parks and Recreation §Trail Plan - conceptual trail through the property to the Meadowsweet Bend §MB has inner loop of the main street through the development has a strail §However, it does not provide trail or sidewalk connections to neighboring properties §The PRC will review at its October 14, meeting Page 21 of 61 Page 22 of 61 Applicable Regulations §Staff’s analysis of the application shows compliance with all 8 standards required for approval Page 23 of 61 Action Requested §Recommend, by motion, approval of the PP subject to the three (3) conditions outlined in the memo Page 24 of 61 The Elk River Vision A resilient, welcoming, and thriving community that leads through innovation, meaningful engagement, exceptional service, and responsible planning for future generations. Request for Action To Planning Commission Item Number 5.2 Meeting Date September 22, 2026 Prepared By Zack Carlton, Community Development Director Item Description Interim Use Permit: Indoor Athletic Facility, Blizzard Baseball - 17834 Industrial Cir NW Reviewed by Chris Leeseberg Action Requested Recommend, by motion, approval of an Interim Use Permit authorizing an indoor athletic facility for Blizzard Baseball, subject to the following conditions: 1. The applicant must schedule a review with the Building Official and Fire Department to verify compliance with state and local building codes. 2. The IUP will expire when Blizzard Baseball ceases operation at this location. Background/Discussion The applicant, Adam Barta, submitted an Interim Use Permit (IUP) application to establish an athletic facility at 17834 Industrial Circle NW. The proposed facility is located within an existing building in the Business Park zoning district. The city council recently adopted an update to the ordinance to allow these uses as an interim use in the zoning district. The applicant does not propose any interior modifications requiring a building permit, but will need verification from the Building Official and Fire Department that all code requirements are met prior to beginning operation. Tenant improvements are limited to artificial turf and nets. Exterior improvements are limited to wall signage. Applicable Regulations Section 30-658 of the city code outlines the following standards required for approval of an Interim Use Permit. 1. The period of time for which the interim use permit is to be granted will terminate before any adverse impacts are felt upon adjacent properties. The proposed athletic use will occupy existing leasable space within a multi-tenant building. The applicant will complete minor tenant improvements to ensure the space meets their needs. Neither the space they are occupying nor the proposed improvements are detrimental to other spaces within the building, and there will be no adverse impacts on adjacent parcels or units. 2. There is adequate assurance that the property will be left in suitable condition after the use is terminated. Page 25 of 61 The proposed modifications are indoors and are consistent with tenant improvements expected within a similar building. The spaces proposed for use by the school will be left in a suitable condition after the use is terminated. 3. The use is similar to uses allowed in the zoning district in which the property is located. The applicant states that the majority of the traffic will occur during afternoon and evening hours on weekdays and on weekends. There may be some traffic conflicts in the afternoon as Spectrum High School is next door, but the traffic expected for this operation is not significant enough to impact nearby uses. The use of a large open space for business purposes is typical of the zoning district. 4. The date or event that will terminate the use can be identified with certainty. According to the recommended conditions, the use would be allowed to continue until the current applicant, Blizzard Baseball, chooses to discontinue their operation. 5. Authorizing the use will not impose additional costs on the public if it is necessary for the public to take the property in the future. The use as an athletic facility will not impose additional costs on the public. The occupied space is within a multi-tenant building and the landowner would address problematic issues before the city needs to become involved. 6. The property owner or lessee agree to all conditions that the city council deems appropriate for authorization of the interim use. The applicant and property owner will have an opportunity to share any concerns they may have regarding the conditions of approval during the public hearings at the Planning Commission and City Council. 7. The applicant provides assurances deemed adequate by the city council that the use will terminate as provided in the interim use permit. The city council may require the applicant to deposit a cash amount with the city, or provide some other form of security, to ensure compliance with this criteria. Staff have not identified a need to secure an escrow and do not recommend collecting one. 8. Authorization of the interim use will not result in adverse effects on the public health, safety, or welfare. The use will not have an adverse effect on public health, safety, or general welfare. 9. The proposed interim use is consistent with the City of Elk River comprehensive plan and conforms to the city's zoning regulations. The recommended conditions will ensure the proposed use is consistent with the city's Comprehensive Plan and conforms to the city's zoning regulations. Staff find that all the standards required for approval of an Interim Use Permit have been met and recommend approval. Financial Impact None. Mission/Policy/Goal Reflect the culture of citizens and what is important. Attachments 1. Location Map 2. Applicant's Narrative 3. Interior Perspective Page 26 of 61 4. Proposed Improvements 5. Signage Example 6. Presentation Page 27 of 61 Page 28 of 61 Legal Description of Property Lot 2, Block 1, Elk River Business Park, Sherburne County, Minnesota A Written Narrative see Description of Project Narrative ## Project Narrative The proposed project is an indoor baseball and athletic training facility located in Elk River, Minnesota. The facility will provide a dedicated year-round environment for youth and high school athletes to train, practice, develop their skills, and participate in organized baseball programming. The facility is intended primarily to support baseball and softball training and development. Programming may include team practices, individual and small-group instruction, camps and clinics, batting and pitching instruction, strength and athletic development, and other related youth sports activities. The interior of the facility will include a large flexible training area designed to accommodate batting cages, throwing and pitching areas, defensive instruction, team practices, and other baseball-specific training activities. Additional areas may include offices, restrooms, storage, player and parent gathering areas, and other spaces necessary to support facility operations. The facility will primarily operate through scheduled practices, training sessions, lessons, camps, and team activities rather than large spectator events. This scheduling model allows participant traffic to be distributed throughout the day and evening rather than arriving and departing simultaneously. The majority of facility use is anticipated to occur during afternoon and evening hours on weekdays and throughout the day on weekends. Daytime programming may also occur during school breaks, holidays, summer months, camps, clinics, and other scheduled activities. The project is intended to create a high-quality indoor training environment for athletes in Elk River and surrounding communities. In addition to supporting our existing baseball programming, the facility will provide opportunities for local athletes and teams to access year-round training and development opportunities in a safe, professionally managed environment. The proposed use is designed to be compatible with the surrounding area. Facility operations will occur primarily indoors, with parking and vehicle circulation accommodated on site. Exterior impacts associated with noise, lighting, and facility activities are expected to be limited because the primary athletic and training activities will take place within the building. Our goal is to create a long-term athletic development facility that serves youth athletes and families, supports the local sports community, and becomes a positive addition to the City of Elk River. Page 29 of 61 Page 30 of 61 Page 31 of 61 Page 32 of 61 47 1/2"53"SIGN TYPE | EXT FCO STUD MOUNT FLUSH INSTALL 1/4” ALUMINUM -FACE/EDGES PAINTED MATCH PMS 282C FCO SCALE: 3/4"=1'-0" SCALE: 1/8"=1'-0" A DETAILS Blizzard Baseball 109381-01Q 1.11 INSTALL ELEVATION2 approval This print is meant as a representation of a sign shown in consideration of being manufactured by Archetype. Materials may influence final result. Samples available upon request. Designs contained herein are not meant to be exhibited to others outside of included parties and employees. Designs received from Archetype may not be manufactured by others without reimbursement for time spent in the creation of these designs or any resemblance. Drawings may contain elements considered artistic intellectual property of Steve Carpenter, owner.©Archetype DLdesigner: date:7.18.24 Rev 1 – Rev 2 – Rev 3 – Rev 4 – Rev 5 – Jenny Kruse | 952 641 9602 jennyk@archetypesign.com Page 33 of 61 Blizzard Baseball Interim Use Permit Page 34 of 61 Location Map Page 35 of 61 Background §Blizzard Baseball would like to establish a baseball training facility in the BP district §17834 Industrial Circle §The ordinance was recently updated to allow the use §Minor interior improvements §Netting and artificial turf §Office areas largely unchanged. Page 36 of 61 Page 37 of 61 Page 38 of 61 Background §Individual and small group instruction, clinics, etc. §Scheduled practices and lessons §Afternoon and evening use M – F §All day on weekends §Staff finds compliance with all standards required for approval of an IUP. Page 39 of 61 Action Requested §Recommend, by motion, approval of the IUP subject to the conditions noted in the memo. §CC will review on October 5 at 6:30 p.m. Page 40 of 61 The Elk River Vision A resilient, welcoming, and thriving community that leads through innovation, meaningful engagement, exceptional service, and responsible planning for future generations. Request for Action To Planning Commission Item Number 9.1 Meeting Date September 22, 2026 Prepared By Zack Carlton, Community Development Director Item Description Review Proposed Development Code Updates Reviewed by Chris Leeseberg Action Requested Discuss proposed updates to the city's development code and provide additional recommendations for future consideration. Background/Discussion Earlier this year, the city hired Bolton and Menk to assist with updates to the city's development code. In addition to simplifying the city's development standards, the updates are intended to address inconsistent and outdated requirements. The project also includes regular meetings with a subcommittee consisting of city officials, business owners, and residents. The consultant will provide an overview of where we are with the project and engage in a discussion with the commission about the recommended changes and updates. Financial Impact None. Mission/Policy/Goal Meet changing needs - agile. Support the growth and development of the community. Attachments 1. Report to the Planning Commission Page 41 of 61 2638 Shadow Lane Suite 200 Chaska, MN 55318 Phone: (952) 448-8838 Fax: (952) 448-8805 Bolton-Menk.com Date: To: From: September 22, 2026 Elk River Zoning and Subdivision Update Steering Committee and Planning Commission Jeff Matzke and Robin Caufman, Community Planning Project Managers Subject: Zoning, Subdivision, and General Ordinance Update Discussion I. Overview and Goals The goal of the Zoning, Subdivision, and General Ordinance Update is to create a modern, balanced, and community‑supported regulatory framework that reflects Elk River’s recently updated Comprehensive Plan, complies with evolving laws and regulations, and responds to the city’s diverse built and natural environments. This initiative aims to: · Replace outdated codes with clear, adaptable, and equitable regulations that support both established neighborhoods and emerging growth areas · Encourage high‑quality design without unnecessary barriers · Streamline administrative processes for all users · Ensure that development across the city contributes to a strong sense of place, environmental stewardship, and long‑term economic vitality II. Timeline The following project schedule may be adjusted throughout the project based on meeting schedules and the overall needs of Elk River. Page 42 of 61 III. Public and Stakeholder Engagement The project team created the website using a GIS StoryMap to share project information and provide opportunities for residents to get involved. Since its launch in May, the website has received over 1,050 visits. It includes links to the survey and provides key project updates, including announcements about engagement events, draft releases, and code adoption. The website will continue to be updated throughout the project timeline to provide up-to-date information for the public. (A summary report on the engagement efforts is attached and will be uploaded to the website.) The City of Elk River also used social media posts to generate public interest in the process. Three separate posts identified various engagement options for the public. These posts generated public engagement through comments, reactions, and shares. Each post included a project graphic, a brief statement about the project’s purpose, and a link to the survey. Posts were strategically scheduled to maintain visibility and encourage participation throughout the engagement period. Recognizing the need to meet residents where they are, the project team staffed a booth at two community events to gather public input. These engagement opportunities provided residents with chances to learn about the project, ask questions, and share feedback at the following events: Elk River Fest – Orono Park – July 25, 2026 At this event, from 10:00 a.m. to 4:00 p.m., the project team engaged approximately 200–300 community members in discussions about topics such as lot sizes and concerns about data centers in the city. Elk River Farmers Market – Elk River YMCA – July 30, 2026 At this event, from 3:00 p.m. to 7:00 p.m., the project team engaged approximately 100–125 residents. The most prominent topics were senior housing and the desire for more restaurants in the community. Each event featured a dotmocracy exercise with three survey questions related to housing preferences for new construction in Elk River, as well as landscaping and material preferences for new buildings in Elk River. Page 43 of 61 IV.Code Update Process and Revisions Before drafting revisions to Chapter 30 (Land Development Regulations) of the City Code, Bolton and Menk completed a full audit and analysis of the City’s zoning and subdivision regulations to identify needed updates, simplify the district structure, modernize allowed uses, identify internal inconsistencies, ensure full legal compliance, remove outdated language, and address gaps related to land-use issues. We reviewed industry standards, Minnesota State Statutes, and several ordinances to identify ideas and concepts for potential code updates. We also reviewed the adopted 2035 Comprehensive Plan, existing ordinance language, and code issues identified by City staff and the Project Steering Committee. The attached Current Code Analysis Review outlines specific code amendments and best-practice approaches to support implementation of the new zoning and subdivision regulations. We will highlight some of these items in our meeting presentation. Some of the main revisions include the following, with draft code page references: ·Zoning District Reclassification and combinations resulting in 7 fewer districts including: o Elimination of the A-1 Agricultural Conservation Zoning District (p. 248) o Reclassification of the R-1a Zoning District into Rural Residential R-R District (p. 199) o Combination of the R-1b, R-1c, and R-1d Residential Districts into R-1 Single Family Residential (p. 199) o Combination of the R-2a and R-2b Residential Districts into R-2 Two Family Residential (p. 203) o Combination of the C-1 and C-2 Commercial Districts into the C-1 Community Business District (p. 216) o Combination of the I-2 and I-3 Industrial Districts into the I-2 General Industrial District (p. 235) o Elimination of the FAST Zoning District and conversion of this area into the C-2, BP, and R-4 Districts (p. 253) ·Incorporation of a more detailed Tree Preservation Ordinance Language (p.80-89) ·Additional architectural design requirements for commercial and industrial buildings (p. 195) ·Public benefit criteria for the establishment of Planned Unit Developments (p 245) ·Code language to identify when a certificate of survey is required (p. 37-38) ·Edits to required minimum parking-space requirements with added reference table (184-185) ·Criteria for determining sidewalk/trail needs and the responsible party based on street type (p. 114) ·A robust set of requirements and process for Combined Preliminary and Final Plat applications (p.74) ·Many sections of definitions, administrative processes, and performance standards within the existing subdivision code and zoning code can be combined allowing for less redundancy in code language ·General updates for compliance with State Statute and industry standards Furthermore, the use of tables along with graphics in the code will improve clarity and ease of use. In addition to land use, dimensional standards, and parking requirements tables (see attachments) we have also included graphics that clarify specific definitions in the code. These will include lot standards, impervious surface, and building height (see attached graphics page). Page 44 of 61 V. Steering Committee/Planning Commission Action No formal action is required of the Steering Committee or Planning Commission at this time. Additional discussions will be scheduled to review further detailed draft code language, and a public hearing will be scheduled at a future Planning Commission meeting along with a request for formal action. Bolton & Menk along with City Staff would like the Steering Committee and Planning Commission to offer feedback on the initial draft code layout and revised zoning districts, as well as initial comments on specific code items. VI. Next Steps September: Review Engagement Summary/Code Audit with Steering Committee and Planning Commission, Review 1st Draft of City Code October: 2nd Community Survey, 2nd Draft of Code and Zoning Map Nov/Dec: Review 2nd Draft of Code and Zoning Map, Steering Committee (Nov 24th), PC/CC Workshop & Schedule Public Hearing Page 45 of 61 City of Elk River Zoning & Subdivision Ordinance Update PROJECT OVERVIEW Elk River is a city with a diverse history, resources, development, opportunities, and challenges. The Zoning, Subdivision, and General Ordinance Update reflects the city’s need to achieve a balanced land use policy that supports all areas of the community while reinforcing a strong sense of place and quality of life. ENGAGEMENT STRATEGIES Social Media Posts Project Website Informational Flyer Community Survey Pop-Up Events 121 Total Engagements 980 Website Views SOCIAL MEDIA PROJECT WEBSITE INFORMATIONAL FLYER 3 posts were made to the City’s social media channels. Each post included a project graphic, a brief statement about the project’s purpose, and a link to the survey. Posts were strategically scheduled to maintain visibility and encourage participation throughout the engagement period. The project made use of a one-page project flyer featuring a summary of zoning code and subdivision ordinance basics, as well as a brief description of the project timeline. A QR code linked to the website was prominently featured on the document as part of the integrated engagement strategy. The project team created the website using a GIS StoryMap to share project information and provide opportunities for residents to get involved. It included a link to the survey and provided key updates, including announcements about engagement events, draft releases, and code adoption.What do you want Elk River to look like? Take this short survey: surveymonkey.com/r/ElkRiverZoningSurvey Page 46 of 61 326 Survey Responses COMMUNITY SURVEY POP-UP EVENTS The survey responses produced five main recurring themes, which can be generalized into the following categories: Frequent Themes – Open Ended Question In the open-ended survey question, “What other planning and development issues do you think the city should address in its zoning code?” 111 of the 326 respondents chose to provide an answer. The following were the top 5 themes that appeared at the greatest frequency as listed below: Elk River Fest – July 25, 2026 10 a.m. – 4 p.m. At this event, the project team engaged approximately 200–300 community members who discussed lot size options and concerns about data centers in the city. Elk River Farmers Market – July 30, 2026 3 – 7 p.m. At this event, the project team engaged approximately 100–125 residents, with the most prominent topics being the need for multiple housing options for seniors and desire for more restaurants in the area. Design quality was a clear priority for respondents. 92% prefer high-end materials like stone for commercial use 69% support more extensive landscaping with trees & shrubs 62% support enhanced neighborhood landscaping 58% of respondents favored larger lots in areas without city water/sewer – 1.5 acres or larger. This supports the desire to protect open space and maintain a lower-density character in rural parts of the city. 97% of respondents support single-family homes on 80-foot-wide lots. Support for multi-family options were much lower. This supports residents’ strong preference for traditional single-family neighborhoods Each event featured three survey questions as a dotmocracy exercise related to housing preferences for new construction in Elk River, as well as landscaping and material preferences for new buildings in Elk River. Preserve rural character and open space Require high- quality landscaping, tree preservation, and building design Enhance access to retail, dining, and community-serving businesses Ensure roads, schools, parks, and utilities keep pace with future growth Support traditional neighborhood development patterns while maintaining compatibility with surrounding areas Preserve Rural/Open Space 36 23 Commercial Development/Retail 15 Landscaping/Tree Preservation 14 Opposition to Multifamily Density 12 Connectivity/Trails/Walkability Page 47 of 61 2638 Shadow Lane Suite 200 Chaska, MN 55318 Phone: (952) 448-8838 Fax: (952) 448-8805 Bolton-Menk.com Date: September 15, 2026 To: Subdivision and Zoning Update Steering Committee, City of Elk River From: Jeff Matzke, Bolton & Menk Community Planning Project Manager Subject: Elk River Current Code Analysis Recommendations General Modifications 1. Minimize Code Cross References – By minimizing cross references in the code document future errors and broken reference points are eliminated. Instead creation of broad references are ideal such as “pursuant to the City Code” or “pursuant to the Signage Section of City Code.” (Example Sec 30-1 Accessory Dwelling Unit – “A rental license for the accessory dwelling unit is obtained pursuant to chapter 30, article III, division 3, of the City Code) 2. Formatting – Division formatting can create an outline format that is challenging to maintain numbering system, references, and unique categories. Consider formatting into a Section/Division format that groups standards together should as Definitions, Administration (Procedures and Enforcement), Land Use/Zoning Districts, General Performance Standard (Parking, Signage, Landscaping, Lighting, Arch Design, etc). Per the Comprehensive Plan (page 128) a restructuring of the city code format would allow ease of use. 3. Eliminate all references to A1 District. 4. Specify if the City or Post office has the say on where mailboxes are located (this code is best placed within the right-of-way ordinance rather than the zoning ordinance). 5. Edit and Update AUD to better align with city comments and concerns. 6. Edit and update code to clearly define a corner lot and the applicable yards of a corner lot. Definitions 1. Land Use Definitions – Each land use identified in the city code should have an applicable definition. 2. Conditions of Approval – Move conditions of approval to land use sections of city code, (Example – Bed and Breakfast and Motor Vehicle Repair Shop) 3. Updated Graphics – Adding graphics for definitions such as building height, lot lines, and setbacks to improve clarity in the city code. 4. Mineral Excavation – Chapter 42 cross reference needs revision. 5. New Construction/Remodel – Consider adding a definition to distinguish differences between and new construction project and remodel project for zoning compliance differences. 6. Trailer Sales – Create definition for land use. Page 48 of 61 7. Religious Institutions – Rename this land use definition to Gathering Spaces. 8. Business Office – Revise definition to specifically exclude Health Care Professionals. Article V. 1. Sec 30-84 - Surveys – What land use/permit projects require a survey? Consider a simple survey requirements for small/simple projects and full survey requirements for complex/larger projects. 2. Sec 30-373 – It is common to have Preliminary Plat notifications to be sent to properties within 500 feet, although not required by State Statute. 3. Sec 30-374 – The City could consider a phased development phasing plan approval to allow more than 1 year for project approvals to be valid for each phase. 4. Sec 30-353 – Require electronic submission of preliminary plat application files, similar to final plat submissions. 5. Sec 30-376 - Establish criteria for combined preliminary and final plat consideration, perhaps use past examples of approvals as basis of criteria. 6. Sec 30-391 – Ensure simple plat requirements are coordinated with Sherburne County. 7. Sec 30-415 – Consider detailed tree preservation/removal ordinance standards to ensure further tree protection and plantings in new development. Also consider cluster development criteria to promote tree/natural preservation. 8. Sec 30-416 - Consider maximum amount of grading allowed by grading permit within a public hearing if grading was not previously approved as part of a subdivision application process. 9. Sec 30-441 – Sidewalks – Add sidewalk and Trail regulations based on street type (local/collector, land use zone (low density residential/commercial) and nearby key destinations (school, community event center, downtown, Northstar bus stop). Should also consider criteria as presented in Elk River Trails Master Plan. Article VI. 1. Sec. 30-634 – Consider a reduced Appeal period to lessen impact on construction commencing. 2. Sec. 30-635 – Variance expiration without action - One year maximum is common for substantial action to occur on a variance approval. 3. Sec -30-637 – Variance Appeal – states 11th day after decision unless appealed. Coordinate with other appeal periods for City actions to be consistent across all land use applications. 4. Sec 30-656 CUP expiration – One year is most common for lapse in CUP usage prior to expiration. 5. Sec. 30-658 - Edit and update IUPs to better align with the city’s comments and concerns. a. The City Council will decide whether or not to remove item #6. b. Clarify time limit of 2-3 years and if there will be an allowed expansion. c. Clarify that it will need to be a permitted or conditional use, not “similar.” 6. Sec. 30-673 - For general planning permits, admin will need to review permits every year but a reoccurring application fee is not needed. 7. Sec 30-697 – Nonconforming Use replacement - Consider longer rebuild period than 180 days (possibly 1 year) due to insurance process for structure fires. 8. Sec 30-793 – Accessory Buildings - Add provision prohibiting accessory buildings within easements. 9. Sec 30-794 – Building height regulations – clarify avg lot slope to allow an additional story to Page 49 of 61 building. 10. Sec 30-796 – Fences - Consider fence height within residential/commercial front yard allowed at max. 4ft and fence provision location within easements. 11. Sec. 30-803: Edit animal units to be a whole number and not a decimal. 12. Sec 30-865 – Signs – Revise sign height consistency across commercial/industrial districts. 13. Sec 30-867 – Signage Table - Consider signage table listing which signs are allowed in which district (allowed/permitted with permit) 14. Sec. 30-903 - Update general parking requirements to align more with community a. Add apartment parking regulations and thresholds b. Lessen the number of cars/stacking requirements allowed in a bank drive thru 15. Sec. 30-906 - Add and clarify number of driveways in commercial & industrial areas 16. Sec. 30-933 - Update design standards. Look specifically at screening requirements in the BP, DD, and C-3 districts, Add clarifications of trees/ornamental/shrubs for each category. Engagement feedback desired a variety of each. 17. Sec 30-990 - List all Zoning District land uses in a single table at the beginning of the Land Use District regulations (permitted/accessory/conditional). 18. Sec 30-990 - Combine all Zoning District dimension regulations into a single Dimensional Chart (including agricultural, residential, commercial, industrial) 19. Sec. 30-991 – 30.995: Update category b items, consider converting conditional uses to permitted uses. Recommended uses include R-1(bed & breakfast, cemeteries, educational institutions, horticultural uses, religious institutions, stables-private) R-2a/R-2b (Educational institutions, Gov. facilities, Religious institutions, Zero lot line developments?), R-3 (Cemeteries, Daycare-consider only accessory use, Educational institutions, Government facilities, Religious institutions) R-4 (Daycare-consider only accessory use, Educational institutions, Government facilities, Religious institutions) 20. Sec 30-991 & 30-993 – Add Cluster Housing Land Use to R-1 and R-2 to encourage tree/natural preservation. 21. Sec 30-992 & 993 – Combine R-2a and R-2b zoning districts. 22. Sec. 30-994 - Add Group homes as a permitted use to the R-3 Townhome District. 23. Sec 30-1006: Consider reducing minimum R-1a lot area from 2.5 acres to 1.5 acres based on community engagement feedback. 24. Sec 30-1006 - No #4 footnote location on dimensional chart? 25. Sec 30-1022 – C-1 Land Uses – Consider converting conditional uses to permitted uses. Recommended uses include Brewer taproom (indicated in both), Gov. Facilities, Health Care facilities, inpatient Clubs/Lodges, Religious institutions, Saunas (convert to personal service establishments) 26. Sec 30-1022 – C-2 Office District Land Uses – Consider converting conditional uses to permitted uses. Recommended uses include Gov. Facilities, Health Care facilities, inpatient, Religious institutions, Saunas (convert to personal service establishments) 27. Sec 30-1023 – C-3 Office District Land Uses – Consider converting conditional uses to permitted uses. Recommended uses include Gov. Facilities, Health Care facilities, inpatient, Religious institutions, Saunas (convert to personal service establishments) 28. Sec 30-1024 – C-3 Highway Commercial Land Uses – Consider converting conditional uses to permitted uses. Recommended uses include Gov. Facilities, Health Care facilities, inpatient, Religious institutions, Saunas (convert to personal service establishments) 29. Sec 30-1026 – DD Downtown District Land Uses – Consider converting conditional uses to permitted uses. Recommended uses include Brewer taproom, Funeral Homes, Gov. Facilities, Page 50 of 61 Health Care facilities inpatient, Produce markets, Residential facilities, Saunas (convert to personal service establishments) 30. Sec 30-1027 – XCR Land Uses – can any of the interim uses by eliminated/no longer needed? (Concrete/asphalt processing, gravel mining, commercial kennel, residential occupations, vet clinic, wind turbines) 31. Sec. 30-1564 - Update and edit PUD information to better align with the city comments and concerns. 32. Sec 30-1042 – Accessory Structure Dim. Chart– consider same setbacks and height for all commercial districts. 33. Sec 30-1292 – Consider combining I-1 and I-2 Industrial Zoning Districts 34. Sec 30-1292 – Eliminate Residential single family to principal uses unless several industrial uses have homes on the same property. 35. Edit Focused Area Study (FAST). Eliminate area zoning and absorb into commercial, light industrial, residential mix zoning use districts for consistency. Remove Subzones. 36. Sec. 30-1832: Review and update shoreland districts to better align with city comments and concerns. 37. Sec 30-1852 – Revise wetland buffers to allow buffer averaging per best practices and include WCA no-loss exemption option. 38. Sec 30-2023 – Shoreland Ord - Add grading permit requirement with minimum 10 cubic yards and include permit requirement for riprap grading in floodplain Page 51 of 61 Proposed Zoning District Revisions Proposed Graphics for Code Page 52 of 61 EXISTING LAND USES TABLE Key: P = Permitted Use, C = Conditional Use, A = Accessory Use, I = Interim Use Land Uses R-1 R-2a R-2b R-3 R-4 C-1 C-2 C-3 DD XCR I-1 I-2 I-3 BP Accessory dwelling units A Ac8ve recrea8on and physical endurance facili8es C Ac8ve use storage A C Agricultural buildings A Agricultural uses P *1, C *2 P Animal and poultry processing C C Apartments (subordinate to the principal use) C Bed and breakfast establishments, homeowner- occupied P, C Bed and breakfast establishments, non- homeowner-occupied P*12 P Boardinghouses C Bo;ling and distribu8on facili8es P P Brewer taprooms P*13, C*14 P*13, C*14 P*13, C*14 C C C Brewpubs P P P Bus storage C*22 C*22 Bus, motor vehicle, and implement storage, maintenance and repair C C Business offices P P P P P P P P P Campground C*18 Carwash facili8es P Cemeteries C C*10 Chemical storage/bulk storage of fuel, e.g., petroleum C Cocktail rooms A A A A Commercial cannabis cul8va8on C*23 C*23 Commercial recrea8onal facili8es C *5 C C P C C C Concrete/asphalt products and processing I C C Conference and event centers C Coopera8ve gardening C Day cares P P P P Day care (in religious ins8tu8ons) C C C Day care, licensed (for 13 or more children) C C Dry cleaning establishments P P C P Educa8onal ins8tu8ons C C C C C Equipment rentals C Farm wineries P *1, C*4 Feedlots C *1 Page 53 of 61 Fes8vals C Financial ins8tu8ons P P P P Firearms, sale of P P A Foundry, cas8ng, or forgoing metals C C Funeral homes P P P C Garden centers P Golf courses and country clubs C Government facili8es C C C C C C C C C C C C C Grain and feed elevators and mills C Gravel mining I Health care facili8es, inpa8ent C C C C Health care facili8es, outpa8ent P P P P Home occupa8ons, permi;ed A Hor8culture uses C P Hospitals C C C C Hotels P P P C*17 Kennels, commercial C *6 C C I C Kennels, private A *3 Landscaping contractor yards C*24 C C C Limited stay lodging C Liquor establishments, off- sale (municipally owned) C Liquor establishments, on- sale C P C Live entertainment establishments C Loading areas/overhead doors when located in front yards C Mail order opera8ons P Manufactured home parks (as defined in Minn. Stats. 327.14, subd. 3.) C Manufacturing, heavy C C Manufacturing, light C*20 P P P P Meat or fish packing C C Message, therapeu8c establishments (when offered within the confines of a medical or chiroprac8c clinic) A Microbreweries C P C Microdis8lleries C C Ministorage C*29 C Mobile homes, temporary C Motels P Motor vehicle repair shops C P P C*33 Motor vehicle sales P*16, C P Motor vehicle service sta8ons C P Page 54 of 61 Motor vehicle specialty service sta8ons C Motor vehicle, trailer, and/or equipment sales C C Nonprofit clubs, lodges or halls C P Off road racing facili8es C Office/showroom spaces P Open space preserva8on (as permi;ed in sec8on 30-511 et seq.) P Outdoor display (not to exceed 1% of the lot area) A Outdoor storage C*19 C*25 C*25 C*25 C*34 Overflow event parking A Parking lots A A A A A A A A A A A Pawnshops C Personal service establishments P P P P Physical recrea8on or training P P P Private recrea8on facili8es A A A A A A A A A Produce markets P C Public parks P P P P P P P P P P Railyards C C Recycling processing centers C C C Religious ins8tu8ons C C C C C C C C Research and development facili8es P P P P Residen8al facili8es (1-6 persons) P P P P P Residen8al facili8es (7-16 persons) C C C Residen8al occupa8ons A A A A I Residen8al, apartments P Residen8al, mul8ple family P P*9 P C*15 P*15 Residen8al, single-family P P P P C*26 C*26 C*26 Restaurants, class I P P P P*17 Restaurants, class II C P P*17 Retail sales P P P P A*21 A*21 A*31 Salvage yards C Saunas, steam baths, and heat-bathing rooms C C C C Sexually-oriented land uses C Sherburne County Fair P Shopping centers C Signs (as permi;ed in sec8on 30-851 et seq.) A A A A A A A A A A A A*27, C*28 A A Stables, private C State licensed residen8al facili8es, etc. P P P P P Storage tanks, aboveground C Structures, accessory A A A A A A A A A A A A A*32 Swap meets C Townhouse, a;ached P P*11 Towers, less than 60 feet in height A Page 55 of 61 Tractor trailer parking A*1, C*7 Trailer, temporary A Truck terminals C C Veterinary clinics C I Warehouse spaces P P P P*30, C*35 Water sports facility C Wayside stands C Wholesale businesses P P P Wind turbines I Zero lot line developments C C C *1: Only in the R-1a district on parcels 5 acres or larger *2: in the R-1b, R-1c, and R-1d districts on parcels 5 acres or larger and in R-1a district on parcels less than 5 acres. *3: On parcels 5 buildable acres or greater *4: only in the R-1a zoning district when on-site sales are included and/or on parcels less than 5 acres *5: On properties adjacent to arterial or collector streets when associated with an approved educational institution *6: in the R-1a district *7: Only in the R-1a district on parcels less than 5 acres in size *9: four units max *10: minimum lot size 4 acres *11: section 30-994 subsections (e) – (k) shall apply *12: Shall only be allowed in an existing single family residential structure *13: producing less than 10,000 barrels of malt liquor annually) *14: producing less than 10,000 or more barrels of malt liquor annually *15: provided that business/commercial uses occupy the ground floor below the residential use or business/commercial uses at street level occupy the floor *16: maintenance and repair prohibited *17: requires city services *18: for a period of no more than 7 consecutive days *19: Provided the storage area meets all the following: Sec 30-1027, (d) (10) *20: enclosed with related retail sales *21: Provided retail sales meet the following: Sec 30-1292 (c) (3) *22: not to exceed 10 buses, unless the property has direct access to an arterial or collector street *23: provided that the proposed cultivation facility has all permits required for operation, including all permits required by the state of Minnesota under Minn. Stats. Ch. 342, as it may be amended from time to time, A conditional use permit under this section may issue before the grantee has obtained all necessary permits; however, the grantee shall submit proof of obtaining the necessary permits to the City of Elk River before cultivation operations begin. *24: outside of the urban service district *25: accessory to principal use *26: accessory to principal uses, provided the following: Sec 30-1292 (d) (12) *27: excluding advertising signs (as permitted in section 30-851 et seq.) *28: advertising signs (as permitted in section 30-851 et seq.) *29: provided that the use is on platted land outside the urban service district *30: not exceeding 50% of the entire building *31: Provided the following conditions are met: Sec 30-1295 (c) (4) *32: provided the materials are the same as those of the existing principal structure *33: provided the following conditions are met: Sec 30-1295 (d) (6) *34: provided the following conditions are met: Sec 30-1295 (d) (7) *35: exceeding 50% of the total building floor area up to a maximum of 65% Page 56 of 61 DIMENSIONAL REGULATIONS TABLE RESIDENTIAL DISTRICTS Front Setback (feet) Side Setback (feet) Rear Setback (feet) Garage Side Setback (feet) Maximum Height Minimum Lot Requirements Maximum Lot Coverage Agricultural Buildings (feet) Fences (feet) R-R Principal: Non- sewered 35 20 30 20 3 floors or 40’ 2 ½ acres 160’ width 25% Accessory Structure 35 20 30 22’ *5 *6 0 R-1 Principal: Non- sewered 30 10 20 5 3 floors or 40’ 10 acres 30’ width 25% Principal: Sewered *1 30 10 20 5 3 floors or 40’ 11,000 sq. ft. 80’ width 100’ width – corner lot 130’ depth 25% Accessory Structure: 30 5 5 15’ *5 100 0 R-2 Principal: Single- family Duplex 30 10 10 3 floors or 40’ 6,000 sq. ft. 60’ width 100’ width – corner lot 25% Principal: Duplex Sewered 30 10 10 10 3 floors or 40’ 6,000 sq. ft. 60’ width 30% Accessory Structure: Duplex/Townhome 30 5 5 15’ *5 0 R-3 Principal: Single- family 30 10 30 5 12,000 sq. ft. 80’ width 100’ width – corner lot Principal: Duplex 30 10 10 3 floors or 40’ 6,000 sq. ft. 60’ width Principal: Triplex, Quadrominium, Townhome, or Condominium Dwellings *4 Accessory Structure: Single- family 30 5 10 Accessory Structure: Duplex 30 5 5 Page 57 of 61 Front Setback (feet) Side Setback (feet) Rear Setback (feet) Garage Side Setback (feet) Maximum Height Minimum Lot Requirements Maximum Lot Coverage Agricultural Buildings (feet) Fences (feet) R-4 Principal: Single- family 30 10 10 3 floors or 40’ 10,000 sq. ft. 80’ width 100’ width – corner lot 25% Principal: Duplex 30 10 10 3 floors or 40’ 6,000 sq. ft. 60’ width Principal: Townhouse and Other Multifamily (Not Apartments) Sewered *2 30 10 25 3 floors or 40’ 4,000 sq. ft. 20’ width 30% Principal: Apartments Sewered *3 30 10 25 4 floors or 50’ 25,000 sq. ft. per unit (e$iciency) 40% 30 10 25 4 floors or 50’ 3,000 sq. ft. per unit (1 bedroom) 40% 30 10 25 4 floors or 50’ 3,500 sq. ft. per unit (2 bedrooms) 40% 30 10 25 4 floors or 50’ 4,000 sq. ft. per unit (3 or more bedrooms) 40% Accessory Structure: Townhouse and Other Multifamily 30 10 10 15’ *5 0 Swimming Pools *3 0 COMMERCIAL OR BUSINESS DISTRICTS Front Setback (feet) Side Setback (feet) Rear Setback (feet) Garage Side Setback (feet) Maximum Height Minimum Lot Requirements Maximum Lot Coverage Agricultural Buildings (feet) Fences (feet) C-1 Principal: Sewered No limit No limit No limit 45’ No limit 100% Accessory Structure: No limit 45 0 C-2 Principal: *8 25 20 40 45’ 1 acre 100’ width 40% Accessory Structure: 25 10 10 35’ 0 C-3 Principal: *8 25 20 20 30’ 1 acre 150’ width 35% XCR Principal: 25 20 40 45’ 5 acres 300’ width 40% Page 58 of 61 Accessory Structure: 25 10 10 35’ 0 Swimming Pools *3 0 INDUSTRIAL AND BUSINESS PARK DISTRICTS Front Setback (feet) Side Setback (feet) Rear Setback (feet) Garage Side Setback (feet) Maximum Height Minimum Lot Requirements Maximum Lot Coverage Agricultural Buildings (feet) Fences (feet) I-1 Principal: *8 30 25 20 45’ 1 acre 100’ width 40% Accessory Structure: 30 10 10 0 I-2 Principal: *8 30 25 20 60’ 1 acre 100’ width 40% *10 Accessory Structure: 30 10 10 0 20% of max allowed *13 BP Principal: *8 30 *9 25 20 50’ 1 acre 40% Accessory Structure: 30 *11 10 10 1,200 sq. ft. *12 *1. Four lots per 40-acre maximum, with 2½-acre minimum and one curb cut. *2. Side and rear setbacks are increased to 30 feet where the lot abuts a single-family residential zone. *3. Multifamily lot size may be reduced by 400 square feet for every tuck-under or underground garage. *4. Development standards for triplex, quadraminimum, townhome, or condominium dwellings are as follows: (1) Lot area: 20,000 square feet for triplex or quadraminium dwellings. Townhome or condominium unit lots shall have su$icient area to include within the individual lot the living areas (including bay or bow windows), a garage, decks, patios, or porches of the individual dwelling units. (2) Lot Width: Base lot width: 100 feet for triplex or quadraminium dwellings. Townhome or condominium unit: 28 feet for end dwellings; 24 feet for internal dwellings located in buildings containing more than four units. (3) Setbacks, yard: 30 feet at the perihery of the development parcel for yards bordering major collector or arterial streets, an additional 20 feet of setback is required to provide a landscaped bu$er yard. (4) Setbacks, building. Setbacks between buildings shall be 25 feet or one-half the sum of the building heights of the two adjoining buildings, whichever is greater. Buildings shall be set back a minimum of 30 feet from the back of the curbline of private drives, guest parking areas and public rights-of-way. *5. A maximum of one story is permitted. *6. Agricultural building shall be set back 30 feet from any property line and 50 feet from any road right-of-way. *7. Swimming pools shall be setback a minimum of eight feet from the side yard and rear yard lot lines and must comply with the required front yard setback as per this subdivision II. Swimming pools must comply with the fencing requirements found in section 30-796. *8. Must hook up to city sewer and water if within the city sewer district. *9. Must be 35 feet if along arterial or collector street. *10. Of which up to 20% of maximum lot coverage can be applied towards accessory structures. *11. Must be 35 feet if along arterial or collector street. An accessory structure shall not be allowed in front yard. *12. Only one accessory structure shall be allowed. *13. Accessory structures, together with principal structure, may not exceed 40% of the lot area. Accessory structure(s) many not exceed 20% of the principal structure. *14: interior side yard setback from future lot line 10 feet Page 59 of 61 Parking Regulations and Requirements Angle of Parking Stalls Minimum Stall Width Minimum Curb Length Minimum Stall Depth Minimum Drive Aisle Width 90 Degree 9 ft 9 ft 20 ft 24 ft (two-way traic) 60 Degree 9 ft 10 ft 5 in 21 ft 18 ft (one-way traic) 45 Degree 9 ft 12 ft 9 in 19 ft 10 in 13 ft (one-way traic) Parallel 9 ft 23 ft 9 ft 24 ft (two-way traic) Additional Parking Regulations Regulation Requirement Commercial/Industrial Parking Setback Minimum 10 ft from property lines Business Park Front Yard Along Arterial/Collector 25 ft setback Residential Driveway/Parking Setback 5 ft from side and rear property lines Parking Lot Surfacing Asphalt, concrete, pavers, or Class V dust-free Parking Lot Curbing Required: B612 concrete curb and gutter Landscaped Islands Minimum 1 island per 15 parking spaces Accessible Parking Per MN State Requirements Parking Reduction Allowed by CUP/Variance or demonstrated parking provisions Minimum O(-Street Parking Requirements Use Minimum Parking Required Assembly Hall, Auditorium, Theater, Sports Arena 1 Space per 3 seats (Design capacity) Church or Funeral Parlor 1 space per 3 seats (Main seating area design capacity) Multiple-Family Dwelling/Townhomes (3+ Units) 2.5 Spaces per dwelling unit, with 1 enclosed space required Nursing Home 1 space per 4 residents 1 space per employee on largest shift 1 space per management-owned vehicle Senior Citizen Housing 1 space per unit 1 space per nonresident employee Single-Family Dwelling 1 enclosed space, 2 o-street spaces Two-Family Dwelling 2 spaces per dwelling unit Hospital 1 space per 2 beds 1 space per employee on largest shift Bank 1 space per 250 sq. ft. Stacking for 2 vehicles per drive-through lane O(ice Building 1 space per 250 sq. ft. Medical or Dental Clinic 1 space per 250 sq. ft. Municipal or County Administration Building 1 space per 300 sq. ft. Page 60 of 61 Community Center Adequate parking based on uses within facility Library, Museum, Art Gallery, Post O(ice, Public Service Building 1 space per 300 sq. ft. Recreation Uses (General) 1 space per 4 expected patrons at capacity Archery Range / Driving Range 1 space per tee or target + 1 per employee on largest shift Athletic Club / Fitness Center 1 space per 250 sq. ft. Bowling Alley 5 spaces per lane Golf Course / Clubhouse / Country Club 30 spaces per 9 holes 1 space per 500 sq. ft. of building area Miniature Golf 1.5 spaces per hole 1 per employee on largest shift Private Swimming Facility 1 space per 75 sq. ft. of water area 1 per employee on largest shift Public Swimming Pool 20 spaces 1 space per 500 sq. ft. of building area Ice or Roller Skating Rink 1 space per 300 sq. ft. 1 per employee on largest shift Tennis, Racquetball, Handball Courts 4 spaces per court 1 per employee on largest shift Research / Testing Facility 1 space per employee on largest shift OR 1 space per 500 sq. ft., whichever is greater Class II Restaurant (Drive- through) 1 space per 50 sq. ft. of customer area (minimum 6 spaces) Stacking for at least 5 vehicles per drive-through lane Class I Restaurant 1 space per 150 sq. ft. of customer area OR 1 space per 4 seats 5 additional spaces, whichever is greater Nightclub, Tavern, Bar 1 space per 100 sq. ft. Automobile Repair Service Station 1 space per 300 sq. ft. Auto, Trailer, Boat, Implement Sales; Garden Supply; Building Materials 1 space per 500 sq. ft. 1 space per 5,000 sq. ft. of outdoor display area Convenience Store 1 space per 250 sq. ft. (minimum 6 spaces) Furniture Store, Appliance Store, Wholesale Uses 1 space per 500 sq. ft. up to 6,000 sq. ft., then 1 space per additional 800 sq. ft. (minimum 6 spaces) Retail Store 1 space per 250 sq. ft. Supermarket / Discount Store 1 space per 250 sq. ft. Veterinarian Clinic 1 space per 250 sq. ft. Day Care / Nursery / Preschool 1 space per employee 1 space per 12 persons receiving care Elementary or Junior High School 2 spaces per classroom Senior High School 1 space per classroom 1 space per 3 students (design capacity) Warehouse 1 space per 2 employees on largest shift OR 1 space per 2,000 sq. ft., whichever is greater, plus company vehicle parking Manufacturing / Industrial 6 spaces 1 space per 500 sq. ft. Mini-Storage/Self-Storage 1 space per 400 sq. ft. of oice area OR 4 spaces, whichever is greater Page 61 of 61