5.1. PCSR 01-09-2007
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City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
Plannin
Item Description
Request by 7040 Lakeland Partners for Conditional Use Permit
for Elk Ridge Center Phase 4 (Aldi, Inc.),
Public Hearin - Case No. CU 06-27
Location
Elk Ridge Center 4th Addition
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Item Number
5.1.
Prepared by
Chris Leeseber , Park Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Introduction
The applicant is proposing to construct and lease to a small, specialty grocery store. This area of the
development was intended to include connected retail buildings.
Attachments
. Request for Action
. Location Map
· Memo from City Engineer dated December 7, 2006
. Applicants Narrative
. Email from Resident
. Perspective
. Revised Elevations
· Approved Development Plan
. Site Plans
. Landscape Plan
. Building Elevations dated 11/29/06
Action Requested
Staff is recommending the Planning Commission table the request with the reasons and conditions as
outlined.
Planning Commission Action Motion by _
Follow Up
Second by _
Vote
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Case File: CU 06-27
Page 2
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Location: Elk Ridge Center
Zoning:
Adjacent
Zoning:
PUD
Land Use:
Adjacent
Land Use:
HB - Highway Bus
N - RR (Rural Res)
E-HB
S - UR (Urban Res)
W-RR
N - R1a (Single Pam Res)
E-PUD
S-PUD
W - Ria
Site Area: 1.8 acres
Floor Area: Building = 16,224 sqft
Parking
Req'd :
Conforms:
Required: 82 stalls
Proposed: 78 stalls + additional shared parking
Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
120 Day Rule: Action must be taken on this request by January 23, 2007
Overview
The applicant is proposing to construct a 16,224 square foot Aldi's (specialty grocery store)
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, i,!jure or detrimentallY qffect the use and eryqyment if other properry in the immediate
viciniry or the public health, scifery, morals, comfort, convenience or general weffare if the neighborhood or the
ciry.
2. Wzll be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement if surrounding vacant properry.
4. Will be served adequatelY 1?J and will not adverselY qffect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer .rystems, parks and schools; and
will not, in particular, create trciffic congestion or interference with trciffic on aqjacent and neighboring public
thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will be
detrimental to a'!)! persons or properry because if excessive trciffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor importance.
7. Will fullY complY with all other requirements if this Code, including a'!)! applicable requirements and
standards for the issuance if a license or permit to establish and operate the proposed use in the ciry.
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Case File: CU 06-27
Page 3
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Plannine Commission Meetine
After the Planning Commission meeting on December 12,2006, staff reviewed the PUD agreement
to determine when projects need to be reviewed by the Planning Commission and City Council.
Clarification needs to be made regarding when the Planning Commission and City Council review
projects within Elk Ridge Center. The following are excerpts from the PUD agreement.
(01) Permitted Uses-
The following uses shall be allowed as permitted uses within the Project, subject to the approval
process set forth in paragraph 4:
Governmental, business, and professional offices
Retail shops and stores (this request)
Personal service establishments
Financial institutions
Non-profit clubs, lodges, or halls
\Teterinary clinics
Garden centers
Licensed daycare facilities
(02) Conditional Uses-
The following uses shall be allowed as conditional uses within the Project:
Amusement and recreation uses
Hotels and motels
Educational uses
Class I Restaurants
On-sale liquor establishments
Zero lot line development (this request)
Paragraph 4:
(01) Site Plan Approval- (the approval has nothing to do with the use ')
(b) Each site plan approval request shall be accompanied by such plans and
supporting materials as City staff shall require, and shall be reviewed by the Planning
Commission and City Council in a public hearing held thereon before approval.
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Case File: CU 06-27
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The proposed request is a CUP for the Zero Lot Line Development and the use within this building
is permitted. The PUD agreement states that all site plan requests need to be reviewed. This would
be the review of the architecture, consistency of the building placement with the already approved
development, vehicular circulation, utilities and any other items related to the site. In this instance,
the Site Plan approval does not require review of the use within the building, as it is a Permitted Use.
Analysis
The proposed 16,224 sqft building will be the first structure in a larger multi-tenant structure. The
approved development plan did include a 47,562 sqft multi-tenant structure in the location where
this proposal is being proposed. With the current proposal, this will leave 31,338 square feet of
space available for future tenants. (The approved 5,720 square foot Pearl Vision building was on an original
approved PUD site allowingfor a 4,500 square foot building. Stciff did contact the developer to indicate that the
extra 1,220 square feet added to this building would need to be removed for one or more if the remaining buildings.)
Approved with the original master plan were a service lane around the building and loading areas on
the west side. The proposed request is utilizing this circulation pattern for its truck loading area.
An 11'-4" high masonry screen wall will be provided to screen the loading dock area. The upper
portion of the tractor and a short length of the trailer would extend in front of the wall (see drawing
3 on the elevations). This screen wall is intended to blend in with the rest of the building. The
dumpster will be screened by this masonry wall as well as by a metal gate.
The proposed plan shows 78 parking stalls on the lease parcel. Although the requirements are for
82 stalls, the development was approved to rely on shared parking between parcels. There is a
reciprocal easement and operating agreement that ensures the sharing of parking.
Shopping carts will be stored in a cart corral that is fully integrated to the building. The cart corral is
next to the store's entrance and is enclosed by a brick and glass wall that is intended to blend in with
the rest of the building.
The store is expected to have a total of 8 to 12 employees. The hours of operation are planned to
be:
Monday - Saturday 9:00 a.m. to 8:00 p.m.
Sunday 10:00 a.m. to 6:00 p.m.
Buildin& Desi&n
(The text that is italicized comes from the Development Design Standards)
The North Woods Theme if Elk Ridge Center has been influenced b related architectural traditions including
Crciftsman, Arts & Crcifts and the architecture in our State Parks. The elements common to these sryles are shallow
Pitched roofs, deep broad eaves, multiple casement windows, stone or rough foundation walls, quali!J wood and
masonry exterior finishes and wide trellised verandas to draw nature close.
At the December 12,2006 Planning Commission meeting, this item was tabled in order for the
applicant to continue working on the design of the building. The commission felt that the
elevations needed more detail to the roof and roof lines while also providing more of a pedestrian
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Case File: CU 06-27
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friendly feel to the lower portions of the building, particularly on the east side. They felt that the
proposal was not in keeping with the image that was presented by the previous land developer.
The overall building design is a rectilinear structure with an approximately 10-foot high masonry
base and the remainder of the wall in an Exterior Insulated Finish System (EIFS). All four sides of
the building are similar in design with masonry and EIFS. Development that is visible from or a4Jacent to
roads, open space and residential areas shall have well designed facades on all sides. This is considered a ''360 degree"
design treatment. Fenestration, projecting bqys and all other architectural features shall be coordinated on all sides of
the building.
The roofing on the entrance structure as well as the revised roof structures on the two comers will
be metal standing seam, which is appropriate for a commercial building. The applicant has changed
the design of the entrance comer. It has been raised higher, wooden brackets removed and wood
framing has been introduced embedded into the EIFS. This is an applied veneer look, which the
guidelines indicate must be avoided. It is the opinion that the original design of the entrance met
the intent of the design guidelines. With the increased height, more EIFS is introduced and the
warmer pedestrian friendly materials are further from the pedestrians. Staff would recommend that
the design revert back to the original design which included brac}{.ets that were extended from the
fac;ade with less EIFS.
The previous design had introduced awnings with wood bracketing, which was consistent with the
design guidelines. The revised design has removed all awnings and bracketing and replaced them
with wood trellises. This was in re~ponse to the commission specifically asking for something
similar to Figure B, from the design standards,
along the east elevation. This request was to
provide an inviting experience as shoppers
walked from store to store, which was originally
presented with the overall development. What is
being proposed is an approximately 30-foot long
trellis without columns that is about 12-feet
overhead. Staff recommends that a variety of
elements be used, and along with the
introduction of trellises, the use of awnings be
reintroduced.
FlGURE.- B
Even with the introduction of this short trellis,
the east and south sides of the building are barren stretches of concrete with no site amenities.
Section A.S of the design guidelines references site amenities. It is the opinion of staff that this is
what the PC was looking for along the eastern side, a building/landscape fabric with more texture
that is inviting. This building is the first structure of a large multi-tenant facility. This circulation
experience needs to be planned for and tie in with the entire "campus". This can be accomplished
with the introduction of planters, trees, various paving materials and benches as well as covered
walkways which are defined by a lower "roof' and columns at the edges.
To break up the continuous horizontal line of the building, a distinctive cornice can be used to emphasize a
van'ed roofline. Classic cornice designs are discouraged A varied roofline should be a strong design element because it
adds interest to a building. Variations in rooflines can include gables, dormers and well-difined parapets. Offsets in
the roofline break up the mass of the roof and are encouraged Staff had initially recommended that each
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Case File: CU 06-27
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elevation, other than the north, incorporate several elements to provide roofline variations. Two of
the three corners, excluding the entrance corner, are being presented with stout hip roof structures.
It is the opinion that these new corner roof structures do not compliment the architecture the
entrance details provide, which has gable roof lines. The west elevation (which faces the residential
development) did not introduce any roof line variations through the length of it. Staff is still in the
opinion that gable elements could be included over the "spandrel glass areas" of the buildings along
with varied and distinctive parapets, especially along the west elevation.
The previous elevations had proposed spandrel glass in all of the "windows" in the north and west
fa<;ade. With the redesign, the applicant is introducing EIFS "windows" surrounded by aluminum
window frames. It is the opinion of staff that this approach is a step backwards and does not meet
the guidelines either, as clear, transparent or translucent windows should be used for all ground floor retail uses.
Staff suggests the proposed EIFS "window" be modified to meet the guidelines.
The bases of the columns are flared downward Foundations - usuallY if masonry;flared downward, makes the
base if the structure strong to express solidi!).
Elements common to the Crqftsman, Arts & Crqfts are introduced with mullion pattern in the windows
which add pedestrian scale with patterns and rhythm.
Although lighting is not indicated on the elevations, all exterior fixtures must have downward directed light
sources (full cut-off). Lighting shall comply with the design standards and exhibits indicating locations
on the building and on site shall be provided prior to City Council submittal.
. Two wall mounted signs, 6'-4" wide by 7'-6" high, are proposed for the store. The store's logo will
also be located in the development's monument signs.
Grading/Drainage
Grading, drainage and utilities are addressed in the City Engineers memorandum dated December 7,
2006.
Landscaping
The landscaping is consistent with the approved overall landscape plan.
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S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27_PC-2.doc
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Location M
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Case Number.'
CU 06-27
ALDI'S
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Case File: CU 06-27
Page 7
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Recommendation
Staff recommends that the Planning Commission table the request for the following reasons:
1. Many of the design elements from the design dated 11/29/06 better represented the
design standards for Elk Ridge Center.
2. Several of the newly proposed design elements are not in keeping with the design
standards and lessen the pedestrian experience.
3. The Planning Commission was looking for amenities along the eastern side that
provided a building/landscape fabric with more texture that is inviting which is not
barren stretches of concrete with no site amenities
And with the following condition:
1. The applicant shall agree, in writing, to tabling this item to the February 13, 2007
Planning Commission meeting.
Should the Planning Commission recommend approval of the Conditional Use Permit request, as
indicated on the drawings dated 1-4-07, staff would recommend the following conditions:
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1. All comments of the City Engineer shall be addressed dated December 7, 2006.
2. The building shall meet all applicable building codes.
3. The building shall meet all applicable fire codes
4. Roofing color samples need to be provided to staff for approval
5. The entrance design shall revert back to the original design, as shown on the
drawings dated 11/29/06, which included brackets that were extended from the
fa~ade and has less EIFS.
6. Gable elements be over the "spandrel glass areas" of the buildings along with varied
and distinctive parapets, along the west elevation, shall be included with the revised
elevations.
7. Site amenities be included along the eastern and southern sides that provided a
building/landscape fabric with more texture and that is inviting to pedestrians which
is not barren stretches of concrete with no site amenities.
8. A varied of elements be used and along with the introduction of trellises the use of
awnings be reintroduced.
9. The pedestrian circulation experience needs to be planned for and tie in with the
entire "campus". This can be accomplished with the introduction of planters, trees,
various paving materials and benches as well as covered walkways which are defined
by a lower "roof' and columns at the edges.
10. The newly proposed corner roof structures do not compliment the architecture of the
entrance details and shall be. replaced with gable roof lines with similar details.
11. Spandrel glass shall be used in all of the "windows" in the north and west fa~ade.
Respectfully Submitted
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Chris Leeseberg
Park Planner / Planner
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MEMORANDUM
TO: Chris Leeseberg, Planner
FROM: Terry Maurer, City Engineer ~
DATE: December 7, 2006
SUBJECT: Aldi's Site Plan
File #226-1 SOP
As requested, we have reviewed the revised submittal for the AIdi's store to be located in Elk
Ridge Center 4th Addition. Based on our review we would offer the following comments:
1. The site plan has been revised in response to our previous discussion with the
developers to improve the traffic flow in and around the proposed AIdi's site.
2. Sheet Ui - Utility Plan, shows an extension from an 8-inch sanitary sewer stub with a
45-degree bend to a new manhole with two 6-inch services coming out of it. This is an
unacceptable design. 45-degree bends are not allowed in sewer lines nor are sewer
services allowed to come into manhole structures.
3. The cleanout shown in the sanitary sewer line to the AIdi's site should be changed to a
sampling manhole, 48 inches in diameter.
4. There is concern regarding the extremely long water service. There is approximately 450
feet of 8 and 6-inch watermain leading from the main line to the rear of the AIdi's
facility. This has significant potential for undesirable quality of water to serve the AIdi's
facility.
5. The Fire Chief has approved the hydrant location on the east side of the proposed store.
A drainage and utility easement over the 8-inch watermain leading up to and including
the hydrant needs to be provided, since waterlines with hydrant lines on are considered
public, so that the Elk River Municipal Utilities can operate and maintain the hydrant.
6. The proposed final plat for Elk Ridge Center 4th Addition has been revised to
accommodate the proposed AIdi's layout. The above-discussed drainage and utility
easement for the watermain and hydrant should be included on the final plat.
If you have any questions regarding any of these comments, please contact me.
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Conditional Use Permit Application Narrative
Elk Ridge Center Phase 4
7040 Lakeland Partners, LLC, proposes work in the existing Outlot A, Elk Ridge Center
Second Addition. This existing development was intended to include a series of
connected retail buildings. At this time, we propose to plat a lot for construction and
lease to a small, specialty grocery store.
The hours of operation are planned to be Monday through Saturday, 9:00 a.m. to 8:00
p.m. and Sunday 10:00 a.m. to 6:00 p.m. The store is expected to have a total of 8 to 12
employees. The proposed plan shows 84 parking stalls on the lease parcel, in compliance
with the number needed for a 16,634 SF building. In addition to the parking stalls on the
parcel to be platted, there are shared or joint parking opportunities with the neighboring
businesses, both existing and future. There is a reciprocal easement and operating
agreement that ensures the sharing of parking.
A brick wall, 7' -4" high, will screen the loading dock area. This screen wall is intended
to blend in with the rest of the building. The dumpster will be screened by this brick wall
as well as by a metal gate.
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The proposed building materials will follow the design standards created for the Elk
Ridge Center Development and are consistent with the proposed North Woods theme.
The building materials will include brick, stone, EIFS and rock faced concrete block for
the wall surfaces. Standing seam metal is proposed for the roofing at the store entrance.
Two wall mounted signs, 6' -4" wide by 7' -6" high, are proposed for the store. The
store's logo will also be located in the development's monument signs.
Shopping carts will be stored in a cart corral that is fully integrated to the building. The
cart corral is next to the store's entrance and is enclosed by a brick and glass wall that is
intended to blend in with the rest of the building.
Site improvements such as rough grading and some utility work were completed for this
project during the Elk Ridge Second Addition work. Fine grading and utility connections
are proposed as a part of this project.
Our request is for conditional use approval in perpituity.
The site will require a zero setback to the north, where future buildings are intended to be
constructed attached to this structure. This is the basis of our request.
The proposed grocer is compatible with the other retail and service-oriented business
already in the surrounding development. There are currently a vision care store, a child
care service, and a bank within the Elk Ridge Center development.
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Page 1 of 1
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From: Josh Krsnak [jkrsnak@hempelproperties.com]
Sent: Monday, December 18,2006 12:46 PM
To: Leeseberg, Chris
Subject: FW: Apology for my actions
Hi Chris,
Below is the letter from Antonio Luciano. We will see you tomorrow.
-Josh
Josh Krsnak
Vice President
Hempel Properties, Inc.
9700 63rd A venue N.
Suite 200
Maple Grove, MN 55369
763.398.4225 - Direct
763.383.1100 - Office
763.383.1800 - Fax
612.363.4500 - Cell
joshril)hempeJproperties.com
www.hempe1properties.com
From: Antonio Luciano Jr. [mailto:antonioluciano@cs.com]
Sent: Friday, December 15, 2006 3:52 PM
To: Jon Hempel; Josh Krsnak
Cc: Greg Olson
Subject: Apology for my actions
Jon,
This is the first of many letters that I will be sending out, I have been doing some soul searching and I believe that
I was am wrong in condemning you in any matter and your efforts to build on your property. I am sincere when I
say that I am wrong. I believe that I let my feelings get ahead of my reasoning and created a mob type
atmosphere in the Planning Commission meeting, which was wrong. I believe you when you say that you care
about the community, and I'm sorry it took me so long to understand. I will stand and support you as I do all my
neighbors and official welcome you has 'my neighbor'. Best wish and I know Elk River is proud of your efforts.
p.s. Also I'm in the process of cleaning up the WEB site I posted.
Sincerely,
Antonio Luciano, Jr.
direct :763.241.2027
file://S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\FW Apology for my actions.htm 1/5/2007
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I Supplemental Memorandum I
City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
Plannin
Item Description
Request by 7040 Lakeland Partners for Conditional Use Permit
for Elk Ridge Center Phase 4 (Aldi, Inc.), .
Public Hearin - Case No. CU 06-27
Item Number
5.6
Prepared by
Chris Leeseber , Park Planner
Reviewed by
Jeremy Bamhart., Planning Manager
Location
Elk Ridge Center 4th Addition
Introduction
The applicant has provided revised designs and staff will be presenting those at the meeting.
Based on the review of the revised plans dated 1/9/2007, staff will be recommending approval of
the request with a few minor additions.
Revised Recommendation
Staff recommends that the Planning Commission recommend approval of the Conditional Use
Permit request, as indicated on the plans dated 1/9/07, with the following conditions:
1. All comments of the City Engineer memo, dated December 7, 2006, shall be
addressed.
2. The building shall meet all applicable building codes.
3. The building shall meet all applicable fire codes
4. The final plat shall be recorded before any permits will be issued or site work
can begin.
5. A design feature (such as a gable roof structure) shall be included on the west
elevation to further break up the horizontal line.
6. Window mullion patterns shall be as those shown on the elevations dated
11/29/06.
7. Signage shall comply with the design standards.
8. Building material styles and colors shall be provided at or prior to the January
16, 2006 City Council meeting.
9. Lighting shall comply with the design standards and exhibits indicating
locations on the building and on the site shall be provided to staff to include
in the Memorandum for the January 16, 2006 City Council meeting.
10. No outdoor display/storage shall be allowed on site.
:
.
..
.
Summary of Issues Received
During December 12, 2006
Planning Commission Public Hearing
Antonio Luciano - Concern with aesthetics of proposed building, impacts on property
values, location of the loading docks, commercial development location in a residential
neighborhood.
Leanne Brown - AIso concerned with aesthetics of building and its operation, concerned
that residents' view is of the back of the building, did not feel another grocery store was
needed, felt residents were misled regarding proposed uses in the development when first
approved, concern that a Oass I restaurant would not want to locate next to discount-type
stores like AIdi's, felt there are already too many discount stores in Elk River.
John Polden - Asked for clarification on "zero lot lirie" development; felt that the concerns
of the residents did not matter to the City; also concerned with property values; objected to
the fact AIdi's is a Gertnan company and not an American company; concerned with the
quality of the proposed AIdi's store, totally against the proposal.
.
Wayne Troseth - Objected to the location of the project next to his property with no street
separation, has not been contacted by developer for screening of his property with a fence or
trees, concern that his property taxes have gone up $400/yr.; cannot sell his property until
the development is finished.
Jeff Peabody - Concern with truck traffic to AIdi's coming through the residential
neighborhood; felt a sound barrier should be required as was done in New Hope; concern
with idling noise and lights from trucks.
Don Cromley - Questioned if the need for another grocery store has been evaluated. Felt
Commission should reject the proposal.
Ron Westrum - Opposed request because of aesthetics issue, traffic, type of store not
conducive to this neighborhood, security and lighting issues.
Greg Olson - Impacts of development affecting ability to sell home.
Dale Miller - AIdi's store does not fit in this type of development, developer not looking at
needs of the residents.
.
S:\PLANNlNG\Case Files\2006\ClJP\CU 06-27 Aldi's\Summary of Issues Received.doc
..
.
.
Page 1 of2
Leeseberg, Chris
From: Josh Krsnak [jkrsnak@hempelproperties.~om]
Sent: Tuesday, January 09,2007 12:02 PM
To: Leese berg , Chris
Cc: Jon Hempel
Subject: Elk Ridge Center
Attachments: Aldi Elevations 09Jan07.pdf; Aldi Rendering 09Jan07.jpg; aldi trellis 9Jan07.jpg
Hi Chris,
Thank you for your sending your comments to us last Friday regarding the specialty grocery store at our Elk
Ridge Center development. We took your comments to heart and have made several revisions to address your
recommendations found on Page 7 of your memorandum. Attached you will find the revised drawings. The
following are changes we made based upon your recommendations:
Item 5 - we reverted the main entrance back to a design similar to our 11/29/06 submittal. We lowered the roof,
decreased the amount of efis, added the ornamental wood brackets and even added additional wood elements
within the gambles to give a more northern feel. The rendering displays this best.
Item 6 - On the other three corners of the building, we added standing seam hip roof structures. Over the past
weekend, we redrew the building with gables on each of the three corners. However, the gables caused the
building corners to look out of scale - they simply were too high. The gables caused the building to look like it
had large towers on each corner. Consequently, we decided to add these hip roof structures. The hip roof
structures provide a break in the parapet walls as well as create a sense of stability for the building.
Item 7 - We focused heavily on the east elevation as this elevation will face the rest of the shopping as well as
the general public. The wooden trellis now stands on free standing stone columns. This element will be covered
in vines as depicted in Section AS, figure B of the design guidelines. In addition we added planters on each side
of the trellis as well as benches on each side. This will provide more greenery to the site and invite pedestrian
traffic to sit and stay longer. This concept of benches and planters will be carried on further as the attached,
adjacent buildings are constructed in the near future.
Item 8 - We reintroduced fabric awnings to the building to provide most interesting, varied materials to the
project.
Item 9 - Please see Item 7.
Item 10 - Please see Item 5.
Item 11- Spandrel glass was reintroduced on the north and west facade as requested. The two most western
windows on the north elevation were left as aluminum frames with black efis as a proposed cost saving
compromise since the exterior wall will become an interior wall in the near future. This aluminum frame/black efis
detail has been done on several projects throughout the city, most currently on a senior housing project in plan
Blaine.
As mentioned on Friday, we would really like to move this along through the planning commission tonight.
Tabling it would cause additional duress to an already challenging project. After nearly two years of searching
and three months of negotiating, we are nearing completion of a deal with a restaurant user for this site. The
restaurant user is a national brand and would be a great addition to the center. Unfortunately, the restaurant is
waiting to see what happens to the grocery store prior to moving forward. Consequently, our hands are really tied
at this point. Please strongly consider what needs to be done so thatwe can continue forward with this project.
Thanks for your continued assistance.
Sincerely,
Josh Krsnak
1/9/2007
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Conditional use permit means a permit issued by the city in accordance
with section 30-651 et seq.
(a) All nonresidential principal and accessory uses, including off-street parking, except
business signs, which are situated within 50 feet of a residential district shall be screened
from such district by a wall, fence and/or landscaping of not less than 80 percent opacity.
(b) Walls, fences or planting screens may be permitted if the nature or extent of the use
being screened is such that a lesser degree of screening will adequately promote and
protect the use and enjoyment of the properties in the adjacent residential district, or that
screening of the type required by this subdivision would interfere with the provision of
adequate amounts of light and air to such properties.
(e) All external loading and service areas accessory to buildings shall be screened from
the ground level view when facing a residential district or public streets, except at access
points, with architectural enhancements, walls and/or landscaping.
(Code 1982, ~ 900.30(3))
Sec. 30-934. Landscaping.
(a) General requirements. The following general requirements are applicable to all
districts
.
c.o Sec 30.933 (b) screening: All landscaping must be designed to add visual beauty
to the property. The QUANTITY and quality of the design should be compatible with
each zoning district and the intended use of the property. Individual review of the
landscape design will require consistency with areas which have established unique
concept, design patterns and a high level of Aesthetic value.
Sec. 30-896. Buffer fence or screen for parking areas.
On-site parking areas near or abutting residential districts shall be screened by a
buffer fence of adequate design or a planting buffer screen. Plans of such screen or
fence shall be submitted for approval as a part of the required site plan, and such fence
or landscaping shall be installed as a part of the initial construction.
(Code 1982, ~ 900.24(5))
Sec. 30-905. Location, design and construction of loading facilities and
overhead doors.
(d) Screening. All loading berths and overhead doors shall be screened from view from
the public right-of-way, public facility or residential district or use. The screening shall be
accomplished by a solid wall not less than six feet in height and shall be so designed as
to be architecturally harmonious with the principal structure. Screen plantings and earth
berming may be substituted for the prescribed wall; however, such plantings must be of
such type as to provide maximum screening during all months of the year.
.
(e) Design. Loading areas and overhead doors should be designed to reflect
harmonious compatibility with the principal structure. Architectural techniques are
encouraged to reduce the visual impacts there may be on adjacent properties or
roadways.
(Code 1982, ~ 900.24(14))
.
.
.
Reference from 462.357, Minnesota Statutes 2006
http://www.revisor.leg.state.mn.us/binlgetpub. php?pubtvPe=ST A T CHAP SEC&vem=2006§ion=462.357
First City Ordinate 462.17 BUILDINGS DECLARED A NUISANCE.
Any building or structure erected, altered, repaired, or used in violation of sections 462.12 to 462.17 or any
ordinance passed thereunder, shall be deemed a nuisance and may be abated at the suit of the city in a civil
action. The city may maintain actions for injunction to prevent violation of sections 462.12 to 462.17 and
of the ordinances passed in pursuance thereof. Owners of land and others interested in land within the
district may also maintain similar actions of abatement and for injunction.
Now look at 462.12 below
Any city of the first class may, through its council, upon petition of 50 percent of the owners (yah! THAT
IS YOU) of the real estate in the district sought to be affected, by resolution, designate and establish by
proceedings hereunder restricted residence districts and in and by such resolution and proceedings prohibit
the erection, alteration, or repair of any building or structure for anyone or more of the purposes
hereinafter named, and thereafter no building or other structure shall be erected, altered or repaired for any
of the purposes prohibited by such resolution and proceedings, which may prohibit the following: hotels,
restaurants, eating houses, mercantile business, stores, factories, warehouses, printing establishments,
tailor shops, coal yards, ice houses, blacksmith shops, repair shops, paint shops, bakeries, dyeing, cleaning
and laundering establishments, billboards and other advertising devices, public garages, public stables,
apartment houses, tenement houses, flat buildings, any other building or structure for purposes similar to
the foregoing. Public garages and public stables shall include those, and only those, operated for gain.
462.17 BIDLDINGS DECLARED A NUISANCE.
Any building or structure erected, altered, repaired, or used in violation of sections 462.12 to 462.17 or any
ordinance passed thereunder, shall be deemed a nuisance and may be abated at the suit of the city in a civil
action. The city may maintain actions for injunction to prevent violation of sections 462.12 to 462.17 and
of the ordinances passed in pursuance thereof. Owners ofland and others interested in land within the
district may also maintain similar actions of abatement and for injunction.
Ok what is a nuisance?
Dictionary: Nuisance is a common law tort. It is one of the oldest causes of action known to the common
law, with cases framed in nuisance going back almost to the beginning of recorded case decisions. Under
the common law, persons in possession of real property (either land owners or tenants) are entitled to the
quiet enjoyment of their lands. If a neighbor interferes with that quiet enjoyment, either by creating smells,
sounds, pollution or any other hazard that extends past the boundaries of the property, the affected party
may make a claim in nuisance.
Minnesota Statue Definition: 561.01 NUISANCE; ACTION.
Anything which is injurious to health, or indecent or offensive to the senses, or an obstruction
to the free use of property, so as to interfere with the comfortable enjoyment oflife or property, is
a nuisance. An action may be brought by any person whose property is injuriously affected or
whose personal enjoyment is lessened by the nuisance, and by the judgment the nuisance may be
enjoined or abated, as well as damages recovered.
Conditional Use Permits
Conditional use permits are required for controversial land uses such as landfills and quarries.
Frequently called "locally undesirable land uses" (LULUs), these land uses must meet both a
zoning district requirement as to a permitted use and more specific conditional use requirements.
Examples include land fills, quarries, group homes, halfway houses, shooting ranges, carnivals,
stables, amusement parks, day care centers, nursing homes, air fields, cemeteries and athletic
fields.
.
Therefore, conditional uses must make it through two local land use hoops. First, the land must
have a proper zoning, a matter handled by the city plan commission and city council, e.g.,
generally industrial or agricultural in the case of a land fill. Second, the actual conditional use
permit application must then be heard by the BOARD OF ZONING ADJUSTMENT. As with
variances, conditional use permits require super majorities, 4 out of 5 vote. Many cities call
conditional use permits "special" use permits. The terms mean the same thing.
Zoning Officer Appeals
Local police do not enforce zoning ordinances. Instead, each city has a designated zoning
administrator for enforcement, frequently part of a city's building code enforcement function.
Therefore, a property owner cited for a zoning ordinance violation, e.g., operating a business in a
residentially zoned area or building a loading dock too close to a street, can appeal to a BOARD
OF ZONING ADJUSTMENT either to overturn the zoning administrator's decision or to request a
variance to the zoning ordinance's requirement. As with variances and conditional use permits,
superma"ori votes are required to overturn a zoning administrator's decision in Minnesota.
" L l ',~\II~)~l~~'~JI;l:;,i:;! .!f'"t ~ .! ,
-T
i
~"
" -'-.'.
.
legend
Futllre land Use Category
Ri.;faJ ;;;B&~ElIflr81
_ t.At~diI.;T"f1 '::"looslJizll
_ ::Iublic!~jj.Pl,Zbl~
11II ~~1'! Sp.;::.~c.
i-o,):1I1
Mmng
An~r.:ullu';:I1 Re'.s1:l."t:f1
O~\"lI~r
'Jrl:l31 R",.<lcn1iaj
_ Hi;lh Ovn&f.~ Ril~~,'-ti.i!1
,. r.uu:!tl Lise
18odrowr,
CcrnmU1it~ CD-1"TlrT"lert:JOII
_ Jo:'h-al'"l"i1\'.;;IY f!-m;in~(,;
~_ C'oTl11C""Cii). Res..cn.'.C'
_L""IIOOL":"O'
__.. '.,Ji'bi('1 S\lt'Io'.h~ A,,~_~ tiOI.UI(1,I}- 2oC':!
;k R~r Parc.~l~::.o;' _~;;-
.
1::1 Ph~==Ii'g Fl.an ","'0.""\ A~Tif;ui~Ul't1 t>J ~'.n~ ~dt;-lll'-l1-j
k~
I:>
~
.
Court Appeals
Unsuccessful applicants for re-zonings, variances, conditional use permits and zoning
administrator appeals can take their cases to a court.
However, courts are very reluctant to second-guess city councils and boards of zoning
adjustment and the scope of judicial review of zoning decisions is narrow. Therefore, the
property owner who sees the city council or BOARD OF ZONING ADJUSTMENT process as
essentially political with the notion of hiring a lawyer and going to court if unsuccessful will be
sorely disappointed.
Courts review a city council or BOARD OF ZONING ADJUSTMENT decision, without taking new
evidence or re-trying the case, and act only in extraordinary situations.
Minnesota courts view local re-zoning decisions as "legislative" and will interfere only if a city
council has acted unlawfully or arbitrarily. If the result is "fairly debatable," a Sherburne court
won't touch it unless there is convincing evidences.
The proposed strip mall is too close to a resident at the far southwest corner, Wayne and Ruth
Traaseth's home. In fact, the separation now is a wall or a fence. Forget the Elk River
Comprehensive plan that dictates ample space between properties or land usage. In the Design
Standards A. 3. 9 Provide all season screening between commercial and residential areas per City
Guidelines and Master Development Plan NOT being followed.
.
A.7 SECURITY
Intent To lessen the likelihood of crime within and around the development integrate planning
principles such as surveillance of common areas proper lighting and access control Guidelines.
A. 7.1 Define spaces within the development to create a sense of ownership such that intruders
and strangers stand out. A. 7.2 Maximize a spaces visibility through thoughtful design of building
orientation window placement entry exit location and landscaping. Will NOT function in a
Resident neighbor, The Design Standards have a conflict because this calls for more lighting.
Is a box building "grocery store" will not follow the Design Standards: A.3.1 Contiguous property
owners shall work together to create a continuous flow from one property to the next avoid any
straight line delineation of property lines?
Appendix B. Public Input Section 5.
If you have a blank check. Pick three things that will make Elk River better in the future.
. Improve transportation infrastructure
. Improved traffic flow
. Transportation options
. Commuter rail
. Park and recreation development
. Developed parks/natural spaces
. Increase CI tax base
. Attract high level jobs
. Art Center
. Fitness center (YMCA)
. River Walk
. Expand town west
. Supper club on river
. No Section 8 housing
.
.
Elk River Comprehensive Plan, nothing above was said about putting commercial
development in residential neighborhoods (within 150ft on all sides). What has happened is,
the Planning and Development Commission has ignored our Planning Report and is sending the
City down the wrong direction. Or is the City Planners exempt from their own planning report?
They are obviously cutting corners in order to make things work for the developer.
Aldi's has another chain of stores called Trader Joe's which sells the higher quality foods which are more
expensive., They know the difference does the City? Our images is discount everything place! See
Comprehensive Planning report, that not the direction desired. During the Planning Commission meeting
December 12, 2006, Jon Hempeheiterated that "Aldi's did an extensive marketing research report, that was
5 inches thick". This remark indicates to me that Elk River's "IMAGE" is a discount store, tattoos shop and
Landry mat type of place.... whaaat???? Maybe this is what the Mayor whated? I hope Not! Here is another
thought, below the the Elk River Comprehensive Planning Report states on Page 112 under "The future of
Elk River" (revised on December of 2004):
Image Issues
Various elements combine to form community image. In using the Comprehensive Plan as a tool to
enhance image, it is important to consider the issues that shape Elk River's image.
The following questions help to frame planning related to image:
. What factors establish Elk River's identity?
. Should and/or how can the image of Elk River be improved in the minds of residents and non-residents?
. How can the sense of "place" be enhanced?
. Should neighborhoods be more clearly defined and identified?
. How can the entrances (or gateways) to Elk River be more clearly identified?
. Do the City, the business community, and School District market themselves effectively to existing and
prospective residents (especially families)?
.
Subd. 6. Appeals and adjustments. Appeals to the board of appeals and adjustments may
be taken by any affected person upon compliance with any reasonable conditions imposed by
the zoning ordinance. The board of appeals and adjustments has the following powers with
respect to the zoning ordinance:
(1) To hear and decide appeals where it is alleged that there is an error in any order,
requirement, decision, or determination made by an administrative officer in the enforcement of
the zoning ordinance.
(2) To hear requests for variances from the literal provisions of the ordinance in instances
where their strict enforcement would cause undue hardship because of circumstances unique to the
individual property under consideration, and to grant such variances only when it is demonstrated
that such actions will be in keeping with the spirit and intent of the ordinance. "Undue hardship" as
used in connection with the granting of a variance means the property in question cannot be put to a
reasonable use if used under conditions allowed by the official controls, the plight of the landowner
is due to circumstances unique to the property not created by the landowner, and the variance, if
granted, will not alter the essential character of the locality.
Economic considerations alone shall not constitute an undue hardship if reasonable use for the
property exists under the terms of the ordinance. Undue hardship also includes, but is not limited
to, inadequate access to direct sunlight for solar energy systems. Variances shall be granted for
earth sheltered construction as defined in section 2l6C.06, subdivision 14, when in harmony with
the ordinance. The board of appeals and adjustments or the governing body as the case may be,
may not permit as a variance any use that is not permitted under the ordinance for property in
the zone where the affected person's land is located. The board or governing body as the case
may be, may permit as a variance the temporary use of a one family dwelling as a two family
dwelling. The board or governing body as the case may be may impose conditions in the granting
of variances to insure compliance and to protect adjacent properties.
.
Zoning Officer Appeals
Local police do not enforce zoning ordinances. Instead, each city has a designated zoning
administrator for enforcement, frequently part of a city's building code enforcement function.
Therefore, a property owner cited for a zoning ordinance violation, e.g., operating a business in a
residentially zoned area or building a loading dock too close to a street, can appeal to a BOARD
.
OF ZONING ADJUSTMENT either to overturn the zoning administrator's decision or to request a
variance to the zoning ordinance's requirement.
As with variances and conditional use permits, supermajority votes are required to overturn a
zoning administrator's decision in Missouri.
Court Appeals
Unsuccessful applicants for re-zonings, variances, conditional use permits and zoning
administrator appeals can take their cases to a court.
However, courts are very reluctant to second-guess city councils and boards of zoning
adjustment and the scope of judicial review of zoning decisions is narrow. Therefore, the
property owner who sees the city council or BOARD OF ZONING ADJUSTMENT process as
essentially political with the notion of hiring a lawyer and going to court if unsuccessful will be
sorely disappointed.
Courts review a city council or BOARD OF ZONING ADJUSTMENT decision, without taking new
evidence or re-trying the case, and act only in extraordinary situations.
Courts view local re-zoning decisions as "legislative" and will interfere only if a city council has
acted unlawfully or arbitrarily. If the result is "fairly debatable," a court won't touch it.
.
.
.
~
c:t
~
1
.
.
One of the last large sites on Highway 169 with city services to be developed.
by Jake Muonio
Staff writer ·
The west side of Highway
169 across from Menards in
Elk . River will be looking
quite different in the near
future.
The Elk River City
Council rezoned an 18-acre
parcel of land from re~iden-
tial to. plan.ned .unitdevel- .
oPllll'lnt... . '(]?lJI)) .. and
approved" the preliminary
plat for a development that
includes a bank, two sit-'
down restaurants and four
retail buildings. ..' .... ..'
The property had included
pieces oflandthat. h.ad.:l?e~n
part of the BrentV'loodand '
Ridgewood residential
developments. Jthaspeen
the subJect ofcon.cern.fOr
residents in. the area who
had hoped to see the site.\le
~ade.a parkorreriiainres-
en-
, are
how
elop-
hanie
t wait
being
e project
Some of the most notable
elements of Morcon'spre-
liminary . plat are' the .
restaurants.
The council was insiste
that they would not be fa
food. .
The restaurants would
4,500 and 7,000 square fe
- the existing Perkins an
Applebees restaurants .
Elk River are 4,300 an
4,700 square feet respe
tively. ,~
"This seems like it's t~
Above: Four retail buildings, a bank and tWo sit-down '. .
restaurants are in Morcon's preliminary plat. .
Right: A clock tower will be part of the stone plaza.
. ." ... ." ...
"no.rth-woods". feel, in
othdesign. and . decor.
Stone'. .. and. V\'oo.d ...are
among. the extel"Ilal. build-
ing materials, and the
buildings will have the
decorative material o.n
every side. .' ..'
The. seven lo.ts in the. pre-
liminary plat range in size
from 1.02 to. 3.73 acres.
The density of Morcon's
preliminary plat was much
different from proposals
Development to page 13
jor upscale restaurant
is community.. has been
ooking for," Iffinzing said
"We have wanted to ha
that caliber ofa fine din'
restaurant in the city fo
long time."
The' preliminary plan
the site include a s
courtyard near one of
buildings, complete wi
clock tower and an a
cent pond.
The entire developme
which is being called
Rid~!i Center, will feat e
.
Development:TV\l9rT'l~in coQ9~rr~~
.....c.. ...... . - -:..,...... . ":',~: '.;'. ,':' ,-.'- ..:.,.... - '-".., :-:-.,
for thesit~ overtheyear~. .....imuclJ. ....~...... a. resUlt;o~.~~'
. "In .the..past...lI..... ~ot .{)f . the ..de\7'elo~ent..an~y..'.' ..... ..................
proposll.ls.. th~Jcame fo~..",.. .Acc()rdll).g to..,~ ."w~e:
ward \Vere too..dense," Wa.rii stu.d~tl.1.~..results ....9!'W~,
1. (Jo'Ul).cil. Member Jolin were. pr",sented. bY~8.l,'j.e'"
Dietzstrid. ..' "This. proposal Cote,. {)f$RF Con~wtiI\,gi'~
seemettto strike all mem- the... .. n1J.1.t1.ber 'of~ripl!}
bers{)fthe council as b~ing .....throUgl)..Htlie '. inters",~ti~ll'!
neigp.b{)r1iood. fri~ndly.~' .....<.. ..... .'Would.. Q~Y' in(:rea.se .J>Y;'~'~' .....
Klinzing said the develop- percent.as a result of the
ers. are proposing a devel- develoPttlent.
opment that has a density That..w()uld eq\lala~{)ut
dose to 74 percent. .'.572 trips per day in 2006, a
"They've g()ne over and year after the project is
beyond' -vvhat. anyone~ould scheduled to be ~ompleted:
1i~ve expected.outo! that All key intersections would
propert;y," . sp.e"said of remain within an acceptable
'. Morcon" "and.they're very . traffic movement range dur-
sincere about buildiiIg ~t to ing.peakhours, Co~.said,
'what they're.'$ayiD,g..~ and ~'road.s. would
Dietz . also said' he was not be negatively affected by
happy Morcon wasn'tPUIlJu- the development. , ..'
ing putting a big-box retail .Resiqen,ts'i1!.. .... the
.store iD.the developmeIlt Brentwood and RiclgewOOti
. . housing developments have
had differing.. ex:peetations
of how the property' would
be developed.
Covenants for .. the
Brentwood.. development
allow for the lot to be deVel.-
oped with a.1lSe OthE!!"' than
residential, but the property
remained zoned mediumres-
identialand many residents
~ it to ~ vacant.
Others, like JobnPolden,
who . . . mOVed.to .' .,' the
Brentwood . neigJ:iOOrhood in
1989, . told the Planning
Commission last July that
they were promiseciit would
be turned into spark.
Other residents,. dating
back to the mid 1990s, said
they were told the property
would be developed with
multi-family housing.
The PUD ~zoning, condi-
tional use permit and
approval ofMorcon's prelimi-
nary plat were all approved
by the council on 5-0 votes.
The council also revised the
land-use portion of the
revised comprehensive plan
to reflect the zoning change.
....
.
. Objections
There were two PriIn~.'
concerns raised by. citi~~ns
who spoke.to the council.
and in January....tor the
Planning Commissi~n:.traf-
fie, in terms of both safety
and congestio~, . aJ;ld th~
fact a commercial develop-
ment would bec~ming so
close to their homes.
The project calls for the
creatio:n ofa. service road
that would begin at 197th
Avenue and Irving Street,
head into the new develop-
ment and along Highway
169 before connecting to
the existing Holt Street.
"A lot of it was the same
type of. objections there
were with Elk Park Center,
and that worked out pretty
well," Dietz said. "Traffic
moves pretty nicely. I don't
think you have people cut-
ting through neighborhoods
to get (there)."
The traffic at the 197th
Avenue intersection isn't
expected to increase too
.
"" ~l\;;Ull1e 10 l1:empel .YropertteS
Sk Ridge ~s pri/'nIt 1oC:liiiIiJr" dllIahindlllfJi
and new ~1!lltl!nabltlBk ~~Ce~
to setve IISi III key assiit ". 18';'" . '
becoml. . ~$;~
.
.
... :"
Offerinll. irk:lude IhnH!JlInillt filia re1iitlUM;';:
two resiaurlmts a US-SIIlIl,.~ ,:
16.500 lIQUille ~t ofllli'ulll4 apliijit,J'Itiii;jij!I.
Properties ivlII m8!18llt lhl. ~&'. ' .
~tujlon~. . . -
,~
'llr......~:\~' !', l~ :: [. '~~: "
~') . ~~:oo~ .M
· .. "'ii. ';~ii ,"'U~ l' .' ~;~,:,:;,:'
.~~:~. 1 !'~:~;;~,.I~~~L l:~-.;~. .
-" 'ilt."
EalldtidJPj.Ci;nt:8r'
~ii
HtgtlWay 1BIt .&. i'll7Ui,:A\il!i
Elk RMlr. Mitt 55330-
dUlfCj.Iit8~:
100,000 sf ,
~ (
A9ji....Fi
4810& sf
LliUi*'9~"et:
alt!i1t~
Ben Ktsi1a1t
78S:3lt3. 11 db
http://~hemp~lpt6petti~s,c~ti1t~Hmtige.htm
~: .
Page 1 of 1
.. ..-1-:'
1/9/2007
~
.
.
MOIt(CQ~
DEVELOPMENT, LLC
December 2, 2003
Dear Neighbor:
Morcon Real Estate and Development, LLC (MRED) would like to invite you to attend a
neighborhood meeting to discuss the design stan~ds and site plan for the intersection of
US Highway 169 and 197th Street NW. This meeting will not address the issue of
whether or not there should be commercial development of the site. The meeting will be
held at the following place and time:
Elk River Lions Park Center
1104 Lions Park Drive
December 11, 2003 at 6:30 pm
MRED has proposed the property be rezoned to Planned Unit Development (PUD) with a
commercial designation rather than to C-3 Commercial Highway Business. This is to
provide additional development control to the City.
ill
Y gas statIOns or
be
,ii?-:;;,..
Representatives from the City of Elk River have also been invited to attend this meeting.
If you have any questions or comments you would like to discuss prior to the meeting,
you may contact me at (763) 546-6066. I look forward to meeting you.
Sincerely,
MaRCON REAL ESTATE
AND DEV?,,?PMENT, LLC
n<n~
~
Vice President
Cc: Michelle McPherson, Director of Planning
Terry Maurer, City Engineer
5905 Golden Valley Road Golden Valley MN 55422 Tel 763.546.6066 Fax 763.546.3129
www.morconconstruction.com
.
.EI~ Rive.r's commtJl'lity iI;n~ll~ti't
";;.' '0"'" -': o_,-..-.'g;fJi
-
1.1
---~-"t-_'''<'''~'W_I-~lir:I'-'$;..~~~~~mtic~yjrMmi,.;.{Y:V~i.,~,:"_",,,_'U
I . live .. in BrentwoodAddition, th~ I1}eetings~ were alSo given the
which borders the.newer Elk Ridge impr~ssipn that;c?UIl~il metnbers
deyelopmenton Highway 169; an.d . residentswoUl4. have input
I'\TEl; I:\ttepded several planning on .each business projected to go in
comrilissi()lland City Council meet-with regards to its~rp~oi>ria~ness
ings where I and manY 'residents . to theareaand~{i!!op~e1l:~
have; voiced ourconcern~ about standards, desigp.an.d';~El/.fitf&:
this <;Omplercial development by northwoods ~elJlEl"i' .
develo~r. Jon. HemPf;!l. Many con- Aftern.eatl~.t~ ....
pel'l;l$ 'Yerethe proximity to the udesv. e. Bl~~. e...1,...r.... h.~t~.;... 'l.don'. .......;....n. ....'.;1......'.. ."11'....,
.iffh]:)orini,b,oines, the changin~ , GU>AtYJ- ..-.{il J.'t
~~1lt,,1.decreased . property H?:tiz,9n,<D _~t
Y81U.'.'..,...ElS an.a:.a great concern for what resent the
~;~fbusinesses would go in and With.... Class
.~!g;;El:tfecton thes~ neighboring northwOods
lwpCles.The developme,ntcouldn't sentE!.a'Th
~e;~tOPped sotnany . people tried to esting' d
accept it. . ..", lost theth
?Attb,e first initialpl8,Ilningcom- Somed '
p1i~sion' ., B.D:4. . City Council pleet-. always.' the
jngs,. the 4~eloper presentEld this andJeadet$'~;;.cit)t This develop-., callY'"betUije . . vie~
;develoPID~ as a I>ositi\Teim~ge et's nextpropt)Ele4,.plp lste bWlti.ElkJUver wheJ'&; .', . .. .' . (ho
i and. featUJ."e to the. city;'It .was an AIdi discount. grocery store in "located. Cotnmenta.ftoI11our la
"portraye4.~an area that would this' develoPm.ent. Many resi~en~'-;arel:\~p:sin~s~~s we ., 8l'" 11
't,attractpetlple to a leisurely shop- f~el the developer isdisreg8l'amg<;; not~1iat,W'~r etn
;pingpl~~wthpicturesand .draw-tlleneeds of this. area, the overall' thisdevelopm. . ........ ,'. ..... d (
. ings sho~ people strolling from ae~thetic view of~~north cOTd~.~uad~Clas~l-~~..pp~f~ningc
shop to shop, outdoor seating areas, to our city, ~;~~~aet. .on .h~~i... t~~t$ .trolll;J~a.~~,'i.~r~.;:
Class l:fine dining restaurants and that closely bord.'Elt It and thetrtie River reSIdents have. unammot
would have.. an . attractive "north- 'needs of the city .of Elk Rivers voiced. thEl..n~Eld for fine.dinin@
woods" theme. It was presented. residents.. . . . the cit)r.This is one of; or could
as a higher-class business area The proposed AIdi discount gro- the only remaining areas that,
and the way it was presented. was cery will haV'e.a loading, unloading could be located, andtbesetting
appreciated by the planning com- area/dock with grocery carts in a it needs to be created. .
mission and City Council mem~ers. corral .and large trucks with its; Without disregln'dto AIdi, i1
They. felt it would be an attrac- facility. A number of homes (not a discount .store, with a box-s1
tive and positive presence in the mine) will look at this very closely
city. They, like many residents at every day. The planned location. is Letter to page 5
within one~fou:rth riilleof twootl
large groce~.:. stores...:.....cobor:
Su.perstol'eand Cun(FOOdst as w
as Target. This area,;i,s ~tonIy s
urated en' .... . ocery stor
El;. ~
stQ'l
-Mj
.
.
building;Which brings in~-
. countediP~me1'cl1an,.d~Jt
obtains, 'fand~' tb.~n;le'rchaii-
disechangessporadica}lY on
wh~~~,~'V~~l",~l~.1'b,~li .'
1 'l!9CaJ:iOb.!;~' tlle..s ..' '
ing areas;.':5:ve,of those m
ne~~y.ar~~.tQiE~~.....Riy~r
alr~~Yt/nleY'ofeftT1ipi~~
jobopportuDities t{) the com-
munitfwith only onet{) ~o
employ~~()p.: a;S-un.d~Y;*;2
The.west side of El1f.River
would . be more appropri-
ate and needed of a. grocery
store or. . discount. store, . At
the Dee, 12 .' planxij,ng '. com~
mission. m.eeting, the devel-
oper made a request fora
zero lot line {OI' thill~1Plding.
. ~ome. o. f....th.....e.m.......em....~~..........q...u.e ..!9;-
tioned. th~;fit:of .... ,type
of st{)r.e.41~s de .. ...ment
beca1..lSe~.~4n~tseemtofit
the initial theme and type of
busines$cleVelopment that
WflS presented and firstp:ro-
posed by the developer. .TJ1e.
developer's commen~ref1ect-
ad thflt he owns the property,
and that. the requirements
he only need fonow. were
the architeetural BAa. zon- .
ing standards, that it was a .
retail business' tlUlt.feU into
the types listed, and 'that the
request was. .not for apprQVal
of this business, but ju.stfor
the zero lot line. '
Letter:...Howcanimage.imprOWQ./ .1
I
l,~1
.
. ........
jll". .',' ,.. <)<
", " '; .".-,...",.,,',:'" ',.. .'
.
Rive
in t11 . . mage
section. The overall' title is
"Building for the. Future, a
Comprehensive Plan for Elk
River." The introduction t{)
chapter 12 states . that, this
sectipnofthe plan deals "with
the face Elk River presents,"
and "to seek, to establish and
maintain a positive commu-
nity im
"
.' co.mmUnlty
facilities that meet the needs
of Elk Rivet residents," . '. '.
'. Would an Alill grOcery store .
(Or any discou,nt grocery .
store): "prOmotetl;1e develop-
ment pattemi properly blend
the '. built .' and' the . natural
environment, and helpsus" ....
tirin. livableneighbm-hoods
and pro~te .J~ride in the
ptf>Perlies' andth&.. cc:llY'mu-
nity?" It is cleat that theAldi .
, sed
. GpO
IDea .
s
lalla.
"proVideS: .
itythat!liU .
of Elk.Riv~
'fWo> q
Commu
ter stoodl>
factors estab' ,
idellPt1?"8lld:,"".
or how can th,~
River be imp
mindS of resi
residi~n~~;;
Ottripl....
an4:Pi~~~Jl11
.. '\Vledg~~.. .
aD.il>U1"ci~~
pl$n.to~IriS).'()
. . .... "eanll",id
faith!..
irllage ~..'
To~e,residen ". ......Elk River,
YOurV'oice$~~so . muchl
Let them kIl.q~ypucare, l'
Attend . the J~ ;.~. planning
commission meeting and the
next... City' COu.ncilmeeting ~
addressing this issue. Check !
the Elk River Web' site or 4
call tne city of EllfRiver for j"
current dates and times this
issue win be on the agenda.
The meetings are open to i
the public andt{) express- 1
ing your concems.-Leanne
_ ..:.,,_ '0:....__
.
'; . ... .,::;:::;::~;:"
"Progress is .. one thing, de$truc~
t-' . ... th'" "1\':/;<
Ion IS . ano. ... ~r... . .i;"?
Those words werespoken~lIle
about~ve'years ago by ap'l?ng-
time resident of Elk.R.iveFi~(':We
both observed tht}idestructio~of
a mile of solid forestalongb9th
sides ofHigl1waYf69. .."
Residents .of' . Eli; River . eyery-
where expressed theirshoc~~d
disdain for the City CouncWNot .
only . had .....they .... destroyed,,< an,
entire ecosystem and what was
once a scenic drive, but in doing
so. they had i~ort}d the'R~er-
whel~iT\g consel1S~.~the~~7
stitlients, that tlI.e larid be~~ned
~e.... .... ........... tI...al....... ...a. s. . I.'.t w.....1lS... >......o.ri.gm.:..............~.............y.....
m ......... . d;wIthwooc1ed1ots.);'X",..
E!lt,~y~~r~si~ep.~woke:~pt()
thes6undof,ch8ir.t;saWs as'thou"
9an,ds'pftz'ees we~eJe.)led. 01
cl1i1d1'el:l/~edas . the! '. w
anitnaia....weed. in an..atte
asca~ei th~t}nsuing fire$X.In.
;ho~i.\an'...environmental catjiS"
~roph7 Wa.s ~eing \witness~.;by
ill..>.......,. ". \
Itbecam.e obvious what thettue
.ntentionsofCity Hallwer~~An
mtire.mall was left half~vatiated
is stores and businesses m.~ed
Ip . the highway to.. occupy w;hat
;vas now. a barren wasteland.
IJ ew lights at each interseqJiion
vere . added,. causing .grid~()ck
,raffic along. with noise and; air
)ollution for local residl'$:ts.
l'win. Cities residents expressed
mger that anyone ..would ~ve
he shortsightedness to.bottle'up
LIT entire highway which Was
,riginally designed for cOpl-
.
muters traveling .i.upnorth.
Longtime local. businesses were
now forced to shutdown in place
. of the commercial.develo~ID.ent
. along High.Way 169. /''-X ...;. ...
Unfortunately this ... scel'1~o . is
being played out all oV~I'this
country... . . tJnch.ecked ..;urban
sprawl and.(l()~ercia!i~ation is
destroying, valuable . far111land,
forests and natural habitat. The.
. speed in whicb,thisis ha~p(hIing
is . appalling,.causing..many
. Minnesotans to reflect baclt and
wOllder how.~eey~rsurVi,v~ 30
yearsl:lg()...withol1,t.....~. .sli~ping
mall, convemen.ce:store . '01'< fa.st-
foqd place 'located . eVery.. few
mib:l$................... <..\.<./<........... ..../?;.,: ..' ....
'rhehalfpftl.1,eElk ltive~MElH
that was vacatedsati.ptyfor a
fe.W'XE:l~s and then was torn
do~~onlytobe replaeed/bynew
buildings. CertainlY thisacti.on
alone would ..cause anyt.hi'Oldne
person to question the meIltal
competency and lack of vision of
our local politicians<< and
. Planning Cottrmission............
. The most recent.. battl~ground
involves approximately 18 acres'
on the west side of Highway 169
in front of Solid Rock. Church.
Originally promised by the
owner and. his... wife that., this
would be a park, and presently
zoned residential, it standSm
the. way of the greedy cominer-
cia! juggernaut. Last fall. Elk
River residents showed/ up in
droves to protest the cOlD.lD.ercial
development of this last under-
developed piece of ground. The
overwhelming majority oftJ:1ese
. residents. opposed the com~er-
cial development. . · . . .
The question now is who do'.
these local politicians represent,
their local constituents who put
them in office or the commercial
developers who line their pock~
ets? Axe we going to witness a
repeat of the same scenario that
happened in the 1990s?' . .
The battleground for. the.
preservation and conservation of
the natural habit . arid enviion':.
ment is probably the most talked '
about '. and . yet, in. reality, the .
least acted.on:jssue of our time.
Global wannii1& acid rain, d~for- .
estation andtb.e ozone layer. to .
. mention a few are no longer fig~
. ments of someone's imagination
em the dire fOrecast of some' .
sional prophet. Someday ..
~1'I"'!ll and develo~rs' alike will
be forced to realize that even the
frogs have as much right to be
here ,as theydo~' If you kick.
nature in the back side it will
always retum with a vengeance
to forever triumph. In the end v.ve .
as humans will be the losers, for
naturewilI sUrvive. ' ..' . ,
The battleground as I see itia
not just in the Amazon rain for.,
est or some third world country'
but right here in our own back
yard and' across rural America.
We will all bear an accountabili-
ty for the decisions we make now
and for the future of our planet
and our children's children.-'-
Scott Fraser, Elk River
, :~
.\
d