02-25-1980 PC MIN
ELK RIVER PLANNING COMMISSION MEETING
HELD AT THE ELK RIVER SENIOR HIGH SCHOOL-CHOIR ROOM
FEBRUARY 25~ 1980
Members Present: Commissioners Driessen, Fox, Hinkle, Zabee, and Tracy.
Also Present: Herbert S. Adolphson, Community Development Director.
The meeting was delayed until Commissioner Hinkle could arrive so that there would
be a quorum. It was decided to have Bill Harju present his brief discussion and
slides of the Resource Conservation Act; and also to have Floyd Kruse present his
informal discussion of the proposed Highway #10 development, before the meeting
was called to order.
8. Bill Harju, Brief Discussion and Slides of the Resource Conservation Act
The U.S. Soil Conservation Service has seven main concerns regarding soil and
water conservation. They would like to have input from the public on which
of these ways would be best. They would be presented to Congress before the
end of the year. These basic objectives are: maintain soil quality, water quality,
1vater supply conservation, fish and.:.\vildlife, flood damage, energy conservation,
and related resource conservation problems.
4. Informal.Discussion on the Proposed Highway #10 Development
Floyd Kruse was present to discuss his idea for the development of 22 acres
on Highway #10, east of Country Chrysler, Dehn's, Fina, and A & W. He would
propose to put up a 103~OOO square foot building plus 8 additional areas would
be available for light -retail, handball, racquetball courts, and home care
centers (like Knowx Lumber). He stated there \vould be several maj or retail
stores (possibly Sears and Montgomery Wards), a drug store and a grocery
store. Mr. Kruse stated that sewer and water was approximately ~ mile away
and he would be willing to pay the hookup costs if others in the area were
not interested in hookup. Commissioner Fox stated one problem would be the
traffic this center would create at an already bad section for getting on
and off Highway iff-I 0 . t-1r. Kruse stated that there would beF\~lO w.ays out of
the center. Herbert Adolphson indicated that sewer and water would be a must
and that Mr. Kruse should make a survey of the area residents as to whether
they would consider sewer hookup. It was stated if he pays for the sewer
and water there should be no problem. Also, 173rd Avenue would have to be
upgraded (it is City owned but would not necessaryily have to be paid for
by the City). Mr. Kruse felt it was really no problem on the highway accesses.
There ~ould probably have to be-a stoplight placed(:on the highway. It was
stated that there were a couple of other corners that needed stoplights
first. Mr. Kruse stated that he had no problem getting people interested in
this project and the estimated cost would be three million dollars. Commiss-
ioner.Fox stated the traffic problem w~uld be horrendous with no way to
alleviate it; and also would be even worse on Friday nights and holidays.
Commissioner Zabee indicated there was also a problem around 4:00-6:30 p.m.
daily. He was ~ot opposed to this proposal, but mentioned the cost of the
sewer could be around $ 500,000. Mr. Kruse mentioned Ridgedale and the
amount of traffic there was no problem. Commissioner Fox stated that Ridge-
dale does have a real traffic problem. Commissioner Tracy stated that we need
something. like this proposal and should try to work out the problems.
February 25, 1980
Page 2
Connni,ssioner Fox stated that the entrances being approximately 880 feet apart
might be a problem. The railroad cr.ossing will have to be checked out, whether
it would be a protected crossing or not. Commissioner Fox stated he would
like to see a complete report from the Highway Department as to what they
would require..and not allow, a traffic study, and also a petition to see how
the neighbors felt about the sewer and water hookup.
1. Meeting Called to Order
The meeting was called to order by Commissioner Fox at 9:00 p.m.
2. Minutes
The minutes from the January 28, 1980, Elk River Planning Commission Meeting
were read and approved.
3~ Agenda
Item #6 was moved to the bottom of the agenda, and Items #4 & 8 were ~ompleted
before the meeting was called to order.
5. Car-Son Homes, Inc. Variance Request
Car-Son Homes, Inc. requests a variance for a lot split. Roger Swenson was
present to request permission to split lots 5 & 6 on a line running east and
west dividing the lots into a north and south configuration, at Quinn and
Fifth Avenue. Car-Son Homes would like to get this permission to build a
single family home on the new northern lot, leaving the present house intact
on the new southern lot. The present house is sold with a Purchase Agreement
contingent on whatever happens at this meeting. The public hearing was then
opened. Mary Beck stated this was Mrs.Baldowsky's former house. She asked
about the proposed service road to go through there, going west to the
street on. the side of the Masonic Lodge .Mr. Adolphson indicated these 1~~@:,
presently face on Fifth Street. The proposed ~plit would face one-lot nn
Fifth Street and one lot on Quinn. Mr. Bailey and his neighbors were not
able to attend the meeting, but had called the City Hall to say they were
in favor, o_f this proposal. Commissioner Driessen stated they were previously
opposed to the pro'posed office building being put there. }frs. Beck stated
they were 'supposed to close Upland and a service road was to go through
there. She also commented on the 15-20 trailer cars that come through all the
time and it is a big businees and most of this traffic was not suppose
to be there. There are more accidents there than on Highway #10. She also
stated that she had 75 cars turn around in her driveway between 11 & 12 at
night. The public hearing was then closed. Commissioner Hinkle asked if there
was sufficient ?r~a for the proposed home. Car-Son Homes stated if they could
split the lot it would give an open area to build a single family home and
improve the neighborhood. Commissioner Zabee stated if the Highway Depart-
ment closes enough streets they would be putting a service road through there
and it would be one more house to condemn. Mr. Adolphson stated it could
be another 20 years or six months. Commissioner Fox stated they have tried
to get something definite from the Highway Department but they refuse to
commit themselves. Commissioner Driessen commented on the closeness to the
highway and the noise level. It was stated that it should be no problem.
CO}lliISSIONER DRIESSEN MOVED APPROVAL OF THE VARIANCE AND LOT SPLIT. COMMISS-
IONER HINKLE SECONDED THE MOTION. MOTION PASSED 4-0.
February 25, 1980
Page 3
7. Brerttw60d Addition Final Plat Approval
Dennis Anderson was present to submit his final plans which have been revised
with a few additions. Mr. Adolphson indicated that the street grades were
the main concern for the intersection grades. Commissioner Fox stated that
in the new ordinances, grades would be 5 percent maximum and not 8 or 9.
There was a question regarding the closeness of the power lines to one of
the lots," but bec.anse of the scale on the draw'ing it 'alas mis leading, the lot
has 150.'. -rn front of the pO~ver line. Also stated, was the slopes of some
of the lots, which may be too steep for septic systems. Mr. Adolphson
indicated that the people buying should be made aware of the problems with
building a house on a hill. COMMISSIONER HINKLE MOVED APPROVAL OF THE FINAL
PLAT FOR THE BRENTWOOD ADDITION. COMMISSIONER TRACY SECONDED THE MOTION.
MOTION PASSED 4-0.
6. Jarmoluk & Kuhn's Request for Zone Change
Anton Jaroluk and Jerry Long were present to request a zone change from R-l
to R-3 for parts of Lots 1, 2, 3, & 4, Block 2, Auditor's Addition. They
presented pictures of the lots and one of a 4-plex they would like to see
on the property. Commissioner Fox asked who 01vned the 42 feet difference on
the drawing. John MacGibbon stated that he did, and that he had purchased
the land 25 years ago. The public hearing was then opened. John MacGibbon
wanted to know why a 4-plex was tp be built, when perhaps something else
might be better. Mr. Jarmoluk stated he was just feeling out the Commission
on what would be appropriate to put on the property, and also'a single
family unit would be too hard to sell at current market prices. Tom Johnson
wanted to know what the Planning Commission's philisophy was, on spot zoning.
Connnissioner Fox said the Commission tries to see that the best possible
use of ,the property is determined. Mr. MacGibbon stated if property was to
be zoned R-3, what was to prevent them from putting up an apartment complex
or a trailer park. It was stated by Commissioner Fox that the Commission
would and has in the past restricted the proposals very severly as to what
could be put up. Mr. MacGibbon also stated that from the ordinancesJthat if
zoned R-3~ the property has to be one acre. Mr. Jarmoluk said it was
approximately 2/3 acre. Tom Johnson stated that the corner near there was
a hazardous one. Paula Dargis stated also the the corner was bad and she
does not allow her children in the yard because of it, and the additional
possiblity of 8 more cars on the street would add to it. Mr. MacGibbon
wanted to know how the Commission could make ,a recommendation to the City
Council without knowing what was going to be put on the property, Roy Wallace
stated that the Mason Lodge was zoned R-3, and it was an eyesore and didn't
want tha~ to happen here. Commissioner Fox said that the Mason Lodge was
granted a conditional use permit. Also, Mr. MacGibbon questioned what was to
prevent the Burgoyne garage from corning to the Planning Commission for a
zone change to R-3, and perhaps a precedence was being set. Mr. John MacGibbon,
Jr. stated his concern for the orginal idea of keeping it all residential
in this area. Commissioner Fox suggested tabling the idea for now until
more information could be obtained. Also, asked if John MacGibbon would
object to a building closer than 30 feet on the back, perhaps 15 feet, which
would have to be far enough away so that the hill would not erode on to the
building. . Commissioner Fox asked if he would accept any restrictions the
Commission might place on the property. CO}lliISSIONER TRACY MOVED TO TABLE
THIS PROPOSAL. CO}lliISSIONER ZABEE SECONDED THE MOTION. MOTION PASSED 4-0.
9. Adjournment The meeting was adjouned at 10:00 p.m.
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Respec~ully Ubm'tt7~'./ ;' ~ ~~.y""
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Herber dotphson, Community evelopment Director