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08-14-2007 PC MINMEETING OF THE ELK RIVER PLANNING COMMIS5ION HELD AT THE ELK RIVER CITY HALL TUESDAY, AUGUST 14, 2007 Members Present: Chair Stevens, Commissioners Austad, Lemke, Scott, Staul a~c~ Westgaard Members Absent: Commissioner Anderson ~ Staff Present: Planning Manager Jeremy Barnhart, Senior Planner Sheila C ~ney, Park Planner/Planner Chris Leeseberg, Environmental Administr tgr Rebecca Haug, Recording Secretary Debbie Huebner Call Meeting To Order 2. 3. 4. 5.1. Pursuant to due call and notice thereof, the meeting of the Elk River Planning commission was called to order at 6:40 p.m. by Chair Stevens. I ~i Consider August 12. 2007 Planning Cosr~msssion Agenda MOVED BY COMMISSIONER AUSTAD AND SECONDED BY COMMISSIONER WESTGAARD TO APPROVE THE AUGUST 12, 07, PLANNING COMMISSION AGENDA WITH THE FOLLOWING GE: - MOVE ITEM 5.5. BEFORE ITEM 5.4. MOTION CARRIED 6-0. Consider July 10, 2007 Planning Commission Minutes MOTION BY COMMISSIONER WESTGARD AND SECONDED COMMISSIONER SCOTT TO APPROVE THE JULY 10, 2007 PLE COMMISSION MINUTES. MOTION CARRIED 6-0. Commissioner to Attend August 20 2007 City Council Meeting ~I ' Commissioner Scott will attend the August 20, 2007 City Council meeting in p~a~e of Commissioner Anderson. CU 07-22 -Public Hearin Ms. Haug provided background information regarding the request by Tiller Coloration and its operating division, Barton Sand & Gravel Co. for a conditional use permit fglt mineral excavation on a 36.6-acre parcel of property adjacent to the existing sand and gjr~vel mining facility also operated by Tiller. Ms. Haug reviewed details of the request and araaysis of the request to support recommendation of approval, subject to the ten conditions b~tlined in the staff report. ' Kristen Pauley, Civil Engineer representing the applicant -reviewed site c~~tails and Planning Commission Minutes August ] 4, 2007 Page 2 aerial photographs of the site. She noted that they held several meetings with, the residents and issues included noise, screening and traffic. Ms. Pauley stated that a noisy analysis was completed which indicated that both the daytime and nighttime standards cottl~l be met. She explained that the crusher is 600 feet from the nearest receptor (residence). 1~~. Pauley stated that all of Tiller's equipment has been retrofitted with backup lights, rat{l~er than alarms and this will be the first season they have used them. She stated that tl~ellmining operation will be set back 50 feet from the property line. She stated that they~cpnsidered a berm, but decided that maintaining the existing vegetation would provide betr~e~ screening than a berm. She stated that in response to the residences concerns regarding, p'he roots of the existing trees being impacted, the County Forester has marked the area w1j~iCh he feels is necessary to preserve the trees and they have incorporate this into their site ply .She noted that the nearest residence is 750 feet from the southern boundary and that their is a stand of mature trees which providing screening. Ms. Pauley stated there will be no ad' tional trucks added and that material will be transported through the currently maintained x+outes. She noted that Proctor has a 7-ton road ]unit. Ms. Pauley stated that Tiller has be~t~ operating in Elk River for 30 years and has worked with the residents to be a good neighbglJ~. She encouraged residents to contact the plant manager or Mike Caron directly, if they have an issue. Chair Stevens questioned the distance of the crusher from the residences to tl~'e east. Ms. Pauley stated that the crusher would be 600 feet from the residents to the east# end they would be the most impacted. Chair Stevens asked if the property was zoned fp~ mining. Ms. Haug stated that a zone change will be necessary. ' ', Chair Stevens opened the public hearing. Scott Boyd, 19923 Norfolk -Stated that he has issues with the excessive dusTi ilmpacting his heating and cooling system. He requested that Tiller give the residents the ext~al 100-foot buffer they requested to help with the noise. He stated that the crusher will be} (more active than it has in the past. Mr. Boyd stated that the additional buffer will help pre$~rve the trees, and that as soon as the roots of red oaks are cut, they die. I There being no further public comment, Chair Stevens closed the public hearith~. Commissioner Westgaard asked what the setback was from the closest residen~~s. Ms. Haug stated it was 50 feet. Commissioner Westgaard asked for clarification on the tikrping of the mining. Ms. Haug stated that they plan to start mining in 2-3 years, and may nice for up to 5 years. She noted that their lease is only good for 10 years from July 2007. Commissioner Scott asked where the crusher is located. Mike Caron, Tiller Corporation, stated that the crusher will be in its present location and will progress to the wgsk. Commissioner Scott asked if they will be requesting extended hours of operati~ri. Mr. Caron stated they would be satisfied with the regular hours. Commissioner Austad asked how often watering is done to control dust. Mr. iiron stated that they have a person watering the roads full-time. He noted that there was ~~ay when the pump was down for ahalf--day so they could not get water. Commissioner Au~t~d asked how the area would be restored. Mr. Caron stated that they have a reclamation~~iplan which will meet the city's required grade standards. He noted that they propose to starrt< mining in the east portion of the site and move west, and will try to reclaim each year as they mine. Commissioner Staul asked why the setback is no greater than 50 feet. Ms. Hain stated that Planning Commission Minutes August 14, 2007 Page 3 the standard is 50 feet. Mr. Caron explained that being able to work up to 5 feet makes it easier to reclaim the site and provide uniform slopes. Commmissioner Staul as ~d what is proposed for the south half of the property, which is open space. Mr. Caron sltated that they are only leasing the northern part of the property and it is his understanding ~t the city is in negotiations with the property owner for possible park land on the south polrtion. Chair Stevens asked for clarification regarding the location of adjacent resider~ges. Ms. Pauley provided drawings of the location of the homes and the crusher. Mr. Boyd stated that he still has concerns with noise, and that with the exten ed hours he was awakened at 4:00 am, even with his windows closed and the air conditio ~ g running. Commissioner Scott noted that Tiller will not have the extended hours for th's site. Commissioner Westgaard stated that he was not sure the additiona150-foots tback would help the noise. Mr. Boyd stated that the dust was also a concern. Commissio er Westgaard stated that he felt Tiller has taken actions to address this issue and they have pressed their willingness to work with the residents. MOTION BY COMMISSIONER WESTGAARD AND SECONDED Y COMMISSIONER LEMKE TO APPROVE THE REQUEST BY TIL ER CORPORATION FOR A CONDITIONAL USE PERMIT FOR MIN RAL EXCAVATION, CASE NO. CU 07-22 WITH THE FOLLOWING CO DITIONS: 1. TRAFFIC FROM THE OPERATIONS AREA WILL ACCESS T E NEW ALIGNMENT OF COUNTY RD 33 WITH THE MAJORITY O TRAFFIC GENERATED FROM THE EXISTING OPERATION AREA H AD EAST TO US HWY 169. PROCTOR RD AND COUNTY RD 33 WEST OF THE EXITING OPERATION WILL ONLY BE USED FOR LOCAL ROJECTS. 2. THE SITE MUST OPERATE UNDER A MINNESOTA POLL TION CONTROL AGENCY (MPCA) NPDES PERMIT FOR GRAVE MINING FACILITIES AND A STORMWATER POLLUTION PREVEN ION PLAN BE IMPLEMENTED 3. WATERING ON-SITE GRAVEL HAUL ROADS MUST BE DO E TO REDUCE DUST 4. FIFTY-FOOT SETBACKS FROM PROPERTY LINES AND RI HT-OF- WAYS THAT ARE NOT ADJACENT TO OTHER MINING AR~AS MUST BE MAINTAINED. 5. ALONG PROCTOR RD, A SETBACK AS DETERMINED AND (MARKED BY THE SHERBURNE COUNTY FORESTER MUST BE MAIl1~T~TAINED AND IN NO INSTANCE WILL THE SETBACK BE LESS THAN 50 FEET FROM RIGHT-OF-WAY. 6. THE SITE MUST BE GRADED IN ACCORDANCE TO THE RECLAMATION PLAN 7. OPERATIONS MUST BE IN COMPLIANCE WITH ALL STATE NOISE STANDARDS ', 8. MINING AND CRUSHING WILL BE CONDUCTED BETWEEN 7:00 A.M. TO 7:00 P.M. MONDAY -SATURDAY 9. TOPSOIL WILL BE RETAINED ON-SITE AND USED TO CR~:ATE SCREENING BERMS 10. ACTIVE SLOPES TO BE APPROXIMATELY 1.5:1 AND FINISI~ED SLOPES NOT TO EXCEED 4:1 11. THE PROPERTY IS REZONED PRIOR TO COMMENCING TIE OPERATIONS INCLUDED IN THE CONDITIONAL USE PERMIT. Planning Commission Minutes August 14, 2007 5.2. 5.3. Page 4 IVIr. Leeseberg explained that the applicant requests the amendment in order tlo provide separate warehousing to store certified material (steel and aluminum bars) for',an aerospace customer to meet military and aerospace compliances, which are mandated. "~"he applicant has stated that proposed accessory structure will match the existing building. 'Staff recommends approval of the amendment with the six criteria listed in the sta f f report. Commissioner Scott questioned how this proposed ordinance amendment compares with other cities Mr. Leeseberg surveyed. Mr. Leeseberg stated that this ordinance'',would be more restrictive than other cities. Chair Stevens opened the public hearing. There being no public comment, C$tair Stevens closed the public hearing. Commissioner Westgaard stated that he felt the Commission discussed the proposed amendment in great detail at their workshop and that he was in favor of what ~s being proposed. Commissioner Scott concurred. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER WESTGAARD TO RECOMMEND APPROVAL CAF THE ORDINANCE AMENDMENT REQUEST BY ALLIANCE MACHI E - SECITON 30-1284 -BUSINESS PARK REGULATIONS, REGARDI G ACCESSORY STRUCTURES, AS STATED IN the STAFF REPORT O THE COMMISSION DATED AUGUST 14, 2007. MOTION CARRIED 6-Oa Hearin Mr. Barnhart stated that the City Council recently approved an ordinance ame dment that allowed physical recreation/training in the Business Park zoning district, depe ding on the underlying land use, and that they felt allowing the use as an interim use woul not negatively impact the goals of the district. He stated that no time line for an ' terim use has been established. He noted that letters have been received supporting the use s a permanent use, or as a permitted use. Mr. Barnhart provided clarification on t e proposed ordinance amendment. Chair Stevens opened the public hearing. Dan Murphy, developer -Stated that he has been approached by a business, Acceleration, MN, which is a high intensity physical training facility, to find a location. He felt the use is more clinical than recreational He stated that problem is finding property that is both affordable and functional for these types of uses. Mr. Murphy stated that he has researched seven cities in the area and found seven sites where these types of uses are allowed in business parks. Cities surveyed included Apple Valley, Eden Prairie, Waite Park and St. Cloud. All uses were in I1 or I2, or B2 or B4 districts, which are similar to Elk River's Business Park zoning districts. He stated that Acceleration, MN is more of a utility-type operation, rather than "flash". The business concentrates on young student athletes, with the goal of making it affordable for parents. Mr. Murphy stated that the normal retail setting M(1TTllAT!`ADUrLT c n Planning Commission Minutes August 14, 2007 Page 5 is not affordable for them. He requested that the Commission look at the use as permanent and suggested that the city set aside a percentage of the business park for these uses. He stated that the existing underlying land use could be maintained, while creating an affordable space for these types of businesses. Rich Murphy, local developer -Stated that he also is working with Acceleration, MN, and that as an investor, it would be difficult to invest in a business that is existing on a temporary basis. He stated that as a resident, he spends many hours on the road, driving his own children to receive training. He stated that there are many other Elk River residents who are spending time and money outside of Elk River to do the same. Dan Murphy stated that he felt this was something that could work in Elk River. He stated that the most recent approval was in January 2007 for a facility in a Plymouth business park setting. He asked that the Commission consider a workshop discussion on this issue and that he would be happy to do more investigation if the Commission desires. He felt these types of businesses would be a benefit to the community. He stated that if more industrial comes into the city, more buildings will be built. Pamela Sitts, 16006 Otsego, and owner of P.S. Dance -Stated that, as an example, she would need to charge her 400 students $300 a month just to pay the rent at the former Snyder's building at School Street and Highway 169. Pat Briggs, 11110 Industrial Circle -Thanked the Commission for their work on this frustrating process. There being no further public comment, Chair Stevens closed the public hearing. Chair Stevens stated that he would vote against the amendment because he does not feel it is an appropriate use in the business park zoning district. Mr. Barnhart stated that a point in support of the use is that the hours are off-peak from the business park uses and parking would also not be an issue. Commissioner Westgaard stated that he would be in favor of recommending approval, based on the Council's concurrence that the use is reasonable. Mr. Barnhart provided clarification on a possible motion and procedure on the request by P.S. Dance. Chair Stevens stated that staff has presented a strong case for a balanced approach, and that the previously approved ordinance provides flexibility. He provided a statement regarding his position on the request, noting that the goal of the Economic Development Authority is to provide livable jobs for its residents and that the proposed use is not consistent with those goals. He felt the city would be less likely to attract business park uses if its space is filled with physical recreation/training type uses. He stated that he felt the end result would be that lease rates will be driven up and there will be less space available for business park uses. Commissioner Scott stated that he concurred with Chair Stevens that an interim use is not a good option, and that the question is whether or not the uses should be allowed as a conditional use. He stated that he is not in favor of the idea but does not feel as strongly about the issue as Chair Stevens. Planning Commission Minutes August 14, 2007 Page 6 Commissioner Westgaard stated that he felt the question is, if the use was allowed, what would it hurt? He stated he did not have a big issue with the use. He stated that existing business park space could sit empty for a long time, and that he would rather see it filled up. He stated that as he stated at the workshop, he felt the use could be allowed as a conditional use permit in any of the three underlying zoning districts zoned Business Park. Commissioner Scott asked what kind of conditions Cotnnussioner Westgaard would foresee in granting a conditional use permit. Commissioner Westgaard stated that each request would be considered on a case-by-case basis, and that in some areas, the use may not be appropriate. Commissioner Austad stated he felt the market figures these things out. He did not see an interim use as a good compromise. He stated his gut feeling is that the uses do not belong in business parks. He stated that the Council seems to feel that since the space is empty, let them in there. Commissioner Austad stated that an interim use could cause future headaches. Cointnissioner Staul stated that he is concerned about the impact on lease rates. He stated that it appears eight of the twenty business park sites are not true industrial and are more commercial He felt that the use may drive the market lease rates higher. He felt the mixed use provides ample opportunity for these types of businesses. Cormmissioner Scott stated he did not understand why there is the conflict, if the city has land uses that accommodate these types of businesses. Commissioner Lemke stated he was not in favor of allowing the interim use. He asked for clarification on the reasoning for business park zoning with three different underlying land uses. Mr. Barnhart explained that there are different standards that apply and that when the current ordinance was drafted, it was recognized that there would be some retail. He stated that he agreed with the Commission that the use as an interim use was not appropriate. He provided further clarification on the proposed amendment before the Commission. Commissioner Lemke stated that personally, he would like to work and recreate in Elk River, but since he could not work in Elk River, recreating here would help. He stated he was in favor of allowing the use as a conditional use in all three underlying land zoned Business Park. Chair Stevens stated that once the use is allowed, it stays there and does not go away. Commissioner Scott questioned how much business park zoned property is undeveloped. Mr. Barnhart stated that he could not guess, and would need to research it. Commissioner Scott stated that if he could pick and chose where these types of uses could go, he would like chose the business park setting. Chair Stevens stated he felt it was clear that the Mayor and Council Member Farber were not in favor of allowing the use on a permanent basis in the business parks. Commissioner Lemke asked how much of Business Park-zoned property has the underlying land use of Industrial. Mr. Barnhart stated that he would estimate 75 percent has an underlying land use of industrial, and that exceptions include business park property toward Ramsey on Highway 10 has an underlying land use of Highway Business, and well as property off Twin Lakes Road, and by the County Courthouse. Planning Commission Minutes Page 7 August 14, 2007 Commissioner Austad stated that he feels the issue is more serious than it appears and he could envision the approval would open the doors for more of these types of uses to come in. Commissioner Staul stated he is concerned with limited space for future industrial uses. He stated that he did not understand why other avenues have not been pursued. Cotmissioner Westgaard questioned why there was such a worry about the uses in business parks. Chair Stevens stated that he was concerned that the reason for the request is due to the lower lease rates in the business parks. He stated that recreational uses do not hire 35 - 40 full time employees, with possibly more than one shift, as was intended for the business park uses. Commissioner Westgaard stated that there are industrial-type uses that employee less people. Commissioner Scott stated that the city has provided choices to these types of users and they have not worked. He stated that if 75 percent of the business park property has an underlying land use of industrial, maybe that is the problem. NIr. Barnhart stated that if the Commission decides on whether or not to approve the amendment, then they could convey their concerns to the City Council. Commissioner Lemke stated that if the need for industrial increases more will come in. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COOMMISSIONER SCOTT TO RECOMMEND DENIAL OF THE ORDINANCE AMENDMENT TO ALLOW PHYSICAL RECREATIONAL/TRAINING FACILITIES AS AN INTERIM USE IN THE BUSINESS PARK ZONING DISTRICT, CASE NO. OA 07-11. MOTION CARRIED 6-0. Commissioner Scott suggested the comprehensive plan could be amended to reduce the amount of underlying land use of industrial to something less than 75 percent. Commissioner Lemke stated that if that were done, industrial uses could never locate there. Commissioner Austad stated that he felt the Business Park industrial land use should be preserved and there should be consistenry in zoning. Mr. Barnhart explained the three alternatives they could recommend to the City Council. COMMISSIONER LEMKE MOVED TO RECOMMEND THAT PHYSICAL RECREATION/TRAINING USES BE ALLOWED IN THE BUSIENSS PARKAS A PERMANENT OR CONDITIONAL USE, CONSISTENT WITH THE RECENTLY APPROVED ORDINANCE AMENDMENT. The motion failed. Mr. Barnhart provided clarification on the previously adopted ordinance. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER WESTGAARD TO RECOMMEND ALLOWING PHYSICAL RECREATION/TRAINING USES AS PERMANENT OR CONDITIONAL USES, CONSISTENT WITH THE RECENTLY APPROVED ORDINANCE BY THE CITY COUNCIL ON THESE USES. MOTION CADRRIED 4-2. Chair Stevens and Commissioner Staul opposed. Planning Commission Minutes Page 8 August 14, 2007 5.5. Request by P.S Dance for Interim Use Permit to Allow Physical Recreation/Trainin Facilt ante Studio in Business Park Case No. CCU 07-23 -Public Hearn NIr. Barnhart provided background information on the request. Chair Stevens opened the public hearing. Judy Shoen, 15108 185~h Avenue NW -Stated that she would support allowing these uses in a percentage of business park buildings. She felt there is a significant amount of empty space in Elk River. There being no further public comment, Chair Stevens closed the public hearing. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER AUSTAD TO RECOMMEND APPROVAL OF THE REQUEST BY P.S. DANCE FOR AN INTERIM USE PERMIT TO ALLOW PHYSICAL RECREATION/TRAINING FACILITY IN BUSINESS PARK ZONING DISTRIC, CASE NO. CU 07-23 WITH THE FOLLOWING CONDITIONS: 1. AS AN INTERIM/CONDITIONAL USE PERMIT IS NOT A BUILDING PERMIT, THE APPLICANT SHALL APPLY FOR ALL REQUIRE PERMITS. 2. THE BUILDING SHALL MEET ALL APPLICABLE BUILDING CODES. 3. THE BUILDING SHALL MEET ALL APPLICABLE FIRE CODES. 4. INTERIM USE PERMIT SHALL EXPIRE ON DECEMBER 31, 2010. 5. IF AN INTERIM USE PERMIT, THE APPLICANT AND BUSINESS OWNER SHALL PROVIDE PROOF THAT THE LEASE IS CONSISTENT WITH THE TIMELINE ESTABLISHED BY THIS INTERIM USE PERMIT. MOTION CARREID 5-0. Chair Stevens opposed. 5.4. Reauest by Tohn Weicht on Behalf of Holy Trinit~piscopal Church for a Conditional Use Permtt for Addition Case No. CU 07-21 -Public Hearin Mr. Barnhart reviewed the site plan for the proposed request. He explained changes that were made based on the City Engineer's comments, the parking situation, and proposed future expansion areas. He noted that the Heritage Preservation Commission felt the addition was not consistent with the goals of preserving the historical character of the neighborhood and presented the Commission's recommended changes. Chair Stevens opened the public hearing. Howard Kleven, 423 Quinn -questioned the setback from his property. Mr. Barnhart provided clarification. He also questioned the parking. John Weicht, representative for the applicant -provided information on the design. He stated that the church's intent is to make the addition match the existing church as much as possible. Mr. Barnhart stated that the windows do not have to be exactly the same as the churches, but that they should match the shape. There being no further public comment, Chair Stevens closed the public hearing. Planning Commission Minutes August 14, 2007 Page 9 Commissioner Westgaard asked if the parking lot will be taking 31 cars off the street that currently use the street for parking. Mr. Barnhart stated that was correct. Commissioner Westgaard stated that he was comfortable with staffs analysis, and that they would not necessarily want a larger parking lot, if the intent is to preserve the character of the neighborhood. Mr. Weicht provided photograph of the site, noting that there are large trees in front of the existing building annex. He stated that the annex would not be a focal point, and did not feel the changes suggested by the HPC would be visible from the street. He concurred that the shape of windows could match the existing church. MOTION BY COMMISSIONER WESTGAARD AND SECONDED BY COMMISSIONER SCOTT TO RECOMMEND APPROVAL OF THE REQUEST BY JOHN WEIGHT ON BEHALF OF HOLY TRINITY EPISCOPAL CHURCH FOR A CONDITIONAL USE PERMIT, CASE NO. CU 07-21, WITH THE CONDITIONS: 1. ALL COMMENTS IN THE ENGINEER'S LETTER DATED JULY 12, 2007. 2. ALL COMMENTS IN STAFF COMMENT LETTER DATED JULY 16, 2007. 3. ALL COMMENTS INCLUDED IN STAFF REPORT DATED AUGUST 14, 2007. 4. CONSIDERATION OF HISTORIC PRESERVATION RECOMMENDATION. MOTION CARRIED 6-0. 5.6. Request for Preliminary and Final Plat, Gemstone Elk River Second Addition, Case No P 07-09 -Public Hearine Ms. Cartney reviewed the request for plat approval by Gemstone Elk River Second Addition. She noted that the new lot created would be the crushing site. Staff recommends approval of the request with the three conditions listed in the staff report, noting a change to the acreage for park dedication in item 1a. Chair Stevens opened the public hearing. There being no public comment, Chair Stevens closed the public hearing. MOTION BY COMMISSIONER WESTGAARD AND SECONDED BY COMMISSIONER LEMKE TO RECOMMEND APPROVAL OF THE REQUEST FOR PRELIMINARY PLAT APPROVAL FOR GEMSTONE ELK RNER SECOND ADDITION, CASE NO. P 07-09. MOTION CARRIED 6-0. 5.7. Request b~ty of Elk River for Ordinance Amendment Regarding Signs on Public Property. Case No. OA 07-09 -Public Hearing_ Ms. Cartney reviewed the draft ordinance prepared by staff regarding signs on public property. Chair Stevens asked if we were holding ourselves to different standards than other businesses or organizations. Commissioner Staul stated that he could understand why the city would want to promote Planning Commission Minutes Page 10 August 14, 2007 events. He felt that the proposed language was vague, since it did not clarify how much financial support the city was contributing and the use of city propertye Chair Stevens stated he felt the amendment should be further discussed at a workshop. Commissioner Lemke asked if the city was exempt from temporary sign regularions. Mr. Barnhart stated that the city was bound by its own ordinance. Commissioner Austad stated that he felt the definitions need clarification. Chair Stevens opened the public hearing. There being no public comment, Chair Stevens closed the public hearing. Chair Stevens stated that he was uncomfortable making a decision and would like time to review it further. He stated that he felt the city needs to treat itself the same as businesses. Commissioner Scott stated that he did not see the need for the amendment. Commissioner Staul stated that he could understand why the city would want to promote their own events. MOTION BY COMMISSIONER WESTGAARD AND SECONDED BY COMMISSIONER LEMKE TO TABLE THE PROPOSED ORDINANCE AMENDMENT REQUEST BY THE CITY OF ELK RIVER, CASE NO. OA 07-09. MOTION CARREID 6-0. 6. Adjournment There being no other business, COMMISSIONER WESTGAARD MOVED TO ADJOURN THE MEETING. The meeting of the Elk River Planning Cotntnission adjourned at 9:58 pm. Submitted by, ,~~~~ x~ Debbie Huebner Recording Secretary