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07-08-2008 PC MINMEETING OF THE ELK RIVER PLANNING COMMISSION HELD AT ELK RIVER CITY HALL TUESDAY, JULY 8, 2008 Members Present: Chair Westgaard, Commissioners Anderson, Lemke, Scott, Staul and Westberg Members Absent: Commissioner Austad Staff Present: Jeremy Barnhart, Planning Manger; Rebecca Haug, Environmental Administrator; Debbie Huebner, Recording Secretary Also Present: Bryan Adams, Elk River Municipal Utilities General Manager 1. Call Meeting To Order Pursuant to due call and notice thereof, the meeting of the Elk River Planning Commission was called to order at 6:45 p.m. by Chair Westgaard. 2. Consider 7/08/08 Planning Commission Agenda MOVED BY COMMISSIONER ANDERSON AND SECONDED BY COMMISSIONER LEMKE TO APPROVE THE JULY 8, 2008 PLANNING COMMISSION AGENDA. MOTION CARRIED 6-0. 3. Consider 6/10/08 Planning Commission Minutes MOVED BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER WESTBERG TO APPROVE THE JUNE 10, 2007 MINUTES. MOTION CARRIED 6-0. 4. Planning Commission Representative to Attend June 16, 2008 City Council Meeting Commissioner Scott will attend the June 16, 2008 City Council meeting. 5.1. Request b~ymbet Corporation for a Conditional Use Permit for Above Ground Storage Tanks. Public Hearing -Case No. CU 08-14 Mr. Barnhart presented the staff report. He noted that the 32-foot tall. 7-foot diameter, 6,000 gallon liquid nitrogen storage tank has already been installed. He explained that the applicant was not aware a conditional use permit was required, and immediately applied when he was informed it was needed. Mr. Barnhart stated that staff feels the use is appropriate for the area. He noted that the Fire Department has no concerns with the request. Staff recommends approval with the conditions listed in the staff report, including screening of the chiller areas with appropriate materials as listed in the city's land use regulations. Chair Westgaard opened the public hearing. Planning Commission Minutes July 8, 2008 Yagc Z David Gustafson, 18326 Joplin Street, representing applicant -Explained that the liquid nitrogen is used for processes within the building. There being no further comment, Chair Westgaard closed the public hearing. Commissioner Staul stated he was in favor of recommending approval, with the condition that staff will continue to work with the applicant on bringing their screening into compliance. Commissioners Scott and Westberg concurred. MOTION BY COMMISISONER LEMKE AND SECONDED BY COMMISSIONER STAUL TO RECOMMEND APPROVAL OF THE REQUEST BY CYMBET CORPORATION FOR A CONDITIONAL USE PERMIT FOR ABOVE-GROUND STORAGE TANK WITH THE FOLLOWING CONDITIONS: 1. AS A CONDITIONAL USE PERMIT IS NOT A BUILDING PERMIT, THE APPLICANT SHALL APPLY FOR ALL REQUIRED PERMITS. 2. IF THE LOCATION AND/OR SIZE OF THE ABOVE GROUND STORAGE TANK CHANGES, THE PROPERTY OWNER SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 3. THE CHILLER (UTILITY) AREAS SHALL BE SCREENED WITH APPROPRIATE MATERIALS. MOTION CARRIED 6-0. 5.2. Request by River of Life Evangelical Free Church for Interim Use Permit to Extend Use of Temporary Classrooms/Office. Public Hearing -Case No. CU 080-13 Staff report presented by Mr. Barnhart. He stated that staff has no concerns with the request. He stated that River of Life is currently fundraising for their building addition and hopes to be able to build in two years. Staff recommends approval of the request. Commissioner Anderson asked if any previous requests for this type of interim for classrooms have been denied. Mr. Barnhart stated that is was not aware of any requests being denied. Commissioner Scott stated that the Planning Cotninission has recommended fewer years than an applicant may have requested, but he did not recall a permit being denied. Mr. Barnhart stated that the Council has generally established supporting athree- year time period for other interim use permits. Chair Westgaard opened the public hearing. There being no public comment, Chair Westgaard closed the public hearing. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER SCOTT TO RECOMMEND APPROVAL OF THE REQUEST BY RIVER OF LIFE CHURCH FOR AN INTERIM USE PERMIT FOR TEMPORARY CLASSROOMS/OFFICES WITH THE FOLLOWING CONDITIONS: 1. ALL THREE PORTABLE OFFICE/CLASSROOMS SHALL BE REMOVED BY SEPTEMBER 1, 2010. 2. IF AN EXTENSION TO THE SEPTEMBER 1, 2010 DATE IS REQUIRED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE INTERIM USE PERMIT. Planning Commission Minutes July 8, 2008 Page 3 3. THE TOTAL SQUARE FOOTAGE OF ALL THREE PORTABLE OFFICES SHALL NOT EXCEED 2,750 SQUARE FEET. 4. IF THE LOCATION OF THE ANY OF THE PORTABLE OFFICE/CLASSROOMS IS CHANGED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE INTERIM USE PERMIT. 5. ALL THREE PORTABLE OFFICE/CLASSROOMS SHALL MEET ALL BUILDING AND FIRE CODES. MOTION CARRIED 6-0. 5.3. Request by Chris Carlson (Sportech) for Interim Use Permit for Elk River Extreme Motor Park_ Public Hearing -Case No. CU 0816 Mr. Barnhart reviewed the request by Chris Carlson and Todd Plaisted for an Interim Use permit to operate a motor cross facility on the former Elk River Bituminous site on Highway 169. He explained that this property is in the CRT (Commercial Reserve Transitional) zoning district. He noted that interim uses are allowed by ordinance for five years and the proposed use seems to fit within the guidelines. Mr. Barnhart stated that the applicant proposed to use the former gravel pit for snow cross and motor cross ATV events. He stated that the applicant is considering adding a fourth metal-skinned building in the future. The existing paved area will be used for parking. He stated the main concern of staff is traffic stacking and a condition of approval is recommended which would require an on-site traffic/distribution plan. Mr. Barnhart noted that noise could be considered an issue, since there may be a potential for night events. He stated that the request meets the ordinance and staff recommends approval with the five conditions listed in the staff report. Chair Westgaard opened the public hearing. Todd Plaisted, 15891 Andrew Street NW, Ramsey, co-applicant -stated that for large events, they would only open the entrance to the north end, which would allow nearly ahalf- mile of stacking. Mr. Barnhart stated that it is not necessary for the Planning Commmission to make a recommendation on the stacking, since staff will need input from the Fire Department on that issue. There being no public comments, Chair Westgaard closed the public hearing. Commissioner Scott asked what impact the hours of operation would have, since the gravel mining hours are different. Mr. Plaisted stated that the races would be held on Saturdays and Sundays, starting at approximately 9 a.m. and ending around 3 or 4 p.m. He noted that occasionally there may be an evening race. Mr. Plaisted noted that this is afamily-oriented sport and they would have 4 - 12 sanctioned events per year. Chair Westgaard asked if the events are similar to those held at the county fairgrounds. Mr. Plaisted stated yes, and that they did post some races at the county previously. Mr. Barnhart proposed the hours could be 7 a.m. - 7 p.m. Monday through Friday, and 8 a.m. - 4:30 p.m. on Saturdays and Sundays. He noted that the use is not the same as the gravel mining and therefore, would have different hours. Commissioner Anderson asked if events would be held year round, and what types of events would be held. Mr. Carlson stated that the snow cross events would be their main focus, but they may hold a couple of events in the summer. He explained there would be one regional Planning Commission Minutes JUIy s, Zoos Page 4 event, the same as the county has held; an additional event of similar size, plus two or three smaller events. Commissioner Anderson asked if there would be overnight parking or camping. Mr. Carlson explained that there may be some overnight parking of campers/trailers for the 2-day events, with participants arriving on Friday and staying until Sunday. He stated that 95 percent of the out of town participants will stay in local hotels, and that a very small percentage have self-contained trailers with sleeping quarters. He noted that camping will not be the focus and they would discourage it. Commissioner Anderson asked if lighting or security has been considered for weekend events. He expressed concern that concerts or late-night events could be a potential issue. Mr. Carlson stated that they have no intention of holding late night events, since this would require lighting. He noted that the gravel pit would provide a buffer around the site to reduce the noise level, which would be much more than the county site offers. Chair Westgaard noted that winter daylight hours would dictate the hours of operation. Commissioner Scott stated that even though the use is much different that the gravel mining, it still needs to be considered. Chair Westgaard stated that he was in favor of staff working with the applicant on the stacking issue. Commissioner Anderson stated that it appears stacking will work for vehicles coming into an event, but questioned how it would work when they leave the site. He did not feel it would be a problem in the winter, but they still need to consider the amount of traffic on Highway 169. Mr. Barnhart stated that is the reason staff is recommending a traffic distribution plan. Chair Westgaard asked how many participants they expect for the events. NIr. Carlson stated that typical participation is 200 riders. He explained that there are usually 2 - 3 riders per trailer, for a total of 75 - 100 trailers. He stated that there are perhaps ahalf--dozen larger trailers, and the rest are pickups and trailers. He did not feel there would be a stacking issue with vehicles leaving an event. Mr. Carlson stated that he has attended races all over the United States and has seen no mass exodus of vehicles, since the racers usually complete their races, and leave. Commissioner Westberg questioned what would happen if the use continued for 15 years. Mr. Barnhart stated that at the end of the five years, the applicants would need to re-apply and the use would be re-evaluated. He noted that it would likely not be in the property owner's best interest to continue the use, if the property became more valuable for another type of use. Commissioner Anderson stated that he would be more comfortable if you overnight public parking were allowed. Mr. Carlson stated that most participants are from out of town and racers tend to like to come early and park their trailers. Commissioner Anderson stated that his concern was public safety. Mr. Carlson stated that there are some families that may bring a motor home. He stated that all the events he has attended have allowed this, as well as for Sherburne County events, and have had no problems. Commissioner Anderson stated he would not like it to become an issue in the future. Mr. Plaisted stated he would be willing t work with Chief Beahen if security becomes an issue. Chair Westgaard asked if there was a separation between the race trailer parking and the spectator parking. Mr. Plaisted stated that the southern parking would be for fans and the middle area for the trailers. He stated that would be no overnight parking in the public parking area. Mr. Barnhart suggested that the applicant notify the Police Department or city Council before an overnight event. Commissioner Anderson stated he felt there may be more of an issue in the summer than in the winter. Mr. Plaisted stated that the summer Planning Commission Minutes Page 5 ]uly 8, 2008 --------------------------- events are only one day and the snow cross events are two-day events. Mr. Plaisted noted that they plan to clean up the site and landscape. Commissioner Scott stated that he was in favor of the request and that it meets the criteria for interim uses in the CRT. He felt it was an appropriate use, since they will not be adding a large amount of value to the land with new buildings. He stated he was comfortable with the hours proposed, notification of the police for large events, and no parking in the public parking area. Commissioner Lemke stated that he felt is was appropriate to notify the police department for all events, so that emergency staff was available if needed. He favored staff continuing to work with the applicants on the details of the recommended conditions. Commissioner Anderson asked if any advertising signs for the events have been requested. Mr. Barnhart stated that no new signage has been proposed, but that the applicant may use the existing sign or apply for additional signage. Commissioner Scott stated that he felt that directional signage may also be needed. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER SCOTT TO RECOMMEND APPROVAL OF THE REQUEST BY CHRIS CARLSON (SPORTECH) FOR AN INTERIM USE PERMIT FOR ELK RIVER EXTREME MOTOR PARK, CASE NO. CU 08-16, WITH THE FOLLOWING CONDITIONS: 1. ALL MN/DOT COMMENTS OUTLINED IN THE LETTER DATED JUNE 25, 2008 SHALL BE ADDRESSED. 2. PROVISION OF A SPECTATOR SAFETY PLAN, TO BE APPROVED BY THE ELK RIVER FIRE DEPARTMENT. 3. PROVISION AND APPROVAL OF AN ON-SITE TRAFFIC/ DISTRIBUTION PLAN THAT DEMONSTRATES: A. LOGICAL ON-SITE DISTRIBUTION OF PARTICIPANTS, SPECTATORS, AND PUBLIC SAFETY. B. ADEQUATE ON-SITE STACKING FOR ADMISSION AND EGRESS. C. ADEQUATE OFF-SITE STACKING FOR ACCESS AND EGRESS WITHOUT IMPACTING US HIGHWAY 169. 4. AS AN INTERIM USE PERMIT IS NOT A BUILDING PERMIT, THE APPLTCANT SHALL APPLY FOR ALL REQUIRED PERMITS. 5. THE DEVELOPMENT SHALL MEET ALL APPLICABLE FIRE CODES. 6. HOURS OF OPERATION SHALL BE LIMITED FROM 7:00 A.M. TO 7:00 P.M., MONDAY THROUGH FRIDAY AND 8:00 A.M. TO 4:30 P.M. ON SATURDAY AND SUNDAY. 7. NO OVERNIGHT PARKING IN SPECTATOR LOT. MOTION CARRIED 6-0. 5.4. Reduest b~duisite Stone_ Inc. for Conditional Use Permit to Allow Stone Fabrication Business and Building Expansion, Public Hearing -Case No. CU 08-15 Mr. Barnhart presented the staff report. He explained the Exquisite Stone, Inc. is requesting a conditional use permit to operate a stone fabrication business at 15560 Cleveland Street, in the C-3 zoning district. The applicant indicated an interest in expanding the building, but Planning Commission Minutes July 8, 2008 Pa~c 6 due to issues regarding access, parking and platting of the property, he is requesting only approval for the use at this time. The applicant plans to utilize the retail/showroom component of the building and is proposing no changes with this request. He stated that the issues discussed previously will need to be addressed if the property is platted in the future. Mr. Barnhart noted that the applicant's existing location on Jarvis Street has a large amount of storage, and that his goal is to move to this larger building accommodate the storage. He noted that some of the existing parking is in the Cleveland Avenue right of way. Chair Westgaard opened the public hearing. Lance Van Norman, applicant -Stated that his only concern was the number of parking stalls being required by staff. He stated that the 14 additional spaces on the adjacent parcel are not needed, and that he would not want the approval to be "hinged" on parking on someone else's property. Commissioner Anderson asked how many spaces the applicant feels he needs. Mr. Van Norman stated that there are six employees that start at 8:00 a.m. He stated that four more spaces could be added on the existing site. Chair Westgaard asked if the retail/showroom space would require additional parking. Mr. Van Norman stated that the space would be used more as a showroom than for retail sales. Commissioner Scott asked if there were any options for the applicant on the number of parking stalls. Mr. Barnhart stated that the number is determined by the use and the square footage of the building. He stated that they are somewhat limited, and that the least intensive parking requirements are being applied for the site. He stated that if an expansion is proposed, parking, landscaping, lighting and drainage issues will need to be addressed and the use would require 22 spaces. Commissioner Staul asked if the applicant could request a variance. Mr. Barnhart stated yes, but that parking in the Cleveland Avenue right of way is an issue. Chair Westgaard stated that he supported staffs recommendation of approval with the conditions as outlined. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER SCOTT TO RECOMMEND APPROVAL OF THE REQUEST BY EXQUISITE STONE, INC. FOR A CONDITIONAL USE PERMIT TO PERATE A STONE FABRICATION BUSIENSS IN THE C-3 ZONING DISTRICT WITH THE FOLLOWING CONDITIONS: 1. NO EXTERIOR MODIFICATIONS ARE INCLUDED IN THE APPROVAL. 2. A BUILDING PERMIT SHALL BE PROVIDED FOR ANY INTERIOR MODIFICATIONS MOTION CARRIED 6-0. 5.5. Request by City of Elk River for Ordinance Amendment Regarding Placement of Black Dirt, Public Hearing -Case No. OA 08-06 Mr. Barnhart stated that the Elk River Municipal Utilities (ERMU) Comtission is proposing an ordinance amendment that would require certain soil improvements for new lots. The draft ordinance would require 4 inches of topsoil to be placed on lots less than one-half acre Planning Commission Minutes July s, Zoos Page 7 and on disturbed areas of larger lots, and then tilled into the upper 8 inches of grade. Also, the specifications require a minimum and maximum percentage of the topsoil mix to be of sand, clay, silt and organic material (NII~TDOT Specification 3877 "Select Topsoil"). NLr. Barnhart stated that the purpose of the ordinance is to reduce the amount of water consumed by watering lawns. He stated that staff has no concern with trying to conserve water, but they are concerned with the ordinance's effectiveness, enforceability, and cost to homeowners. Bryan Adams, Elk River Municipal Utilities General Manager -provided the following information regarding water usage in Elk River: • 30,000,000 - 35,000,000 gallons used per month in the winter months • Up to 160,000,000 gallons per month in the summer • 400,000,000 gallons per year used for lawn watering • 1.25 - 1.50 million gallons used per day in the winter • 6- 7 million gallons used per day in the summer • 900 million gallons a year is Elk River's total usage He stated that the concern for the future is whether or not we will have the quality and quantity of water needed. Mr. Adams explained that Elk River's water is obtained from the Mount Simon Aquifer near Hinckley. He noted that more water is being taken out and not enough is going back in. Mr. Adams stated that The Mount Simon is the only one of the series of 3 - 4 aquifers in the area that is not contaminated, causing more and more suburbs to access the Mount Simon aquifer. He explained that summer water usage lowers the level 30 - 40 feet and usually comes back to normal level in the fall. He stated that their concern is when the level does not come back. Also, drift wells 40-60 feet deep are more susceptible to contamination. Mr. Adams reviewed the history of Elk River's geology, and its impact on Elk River's water supply. He noted that the aquifer is 20 - 30 feet in deep in western Elk River, compared to 100 - 150 feet deep in eastern part of the city, because it sits on the edge of an old sea. Mr. Adams stated that one-third of the capacity of the newly constructed wells is consumed by GRE's new peaking plant and the two new data centers. He explained that measures have been taken to reduce water usage such as education, requiring well head protection, watering bans, low flow shower heads and toilets, and rain sensors for irrigation. He noted that it has been proven that watering bans actually increase water usage, because people tend to water on the allowed days, whether they need to or not. He stated that they have implemented tiered fees so that the more water that is used, the higher the per gallon the rate will be. Mr. Adams explained that use of drought-tolerant grass and use of black dirt to retain moisture are ways to conserve water. He noted that requiring commercial properties to irrigate landscaping contributes to the higher water usage in the summer months. Mr. Adams stated that he gave a presentation to a townhome owners association. Many townhome associations use 1,000,000 gallons a month for irrigation. The average household uses 40,000 -50,000 gallons a month in the summer. That is why he is pushing for approval of this ordinance. He stated that most communities have a policy requiring topsoil, but he is suggesting the requirement for tilling to make the topsoil more effective. Planning Commission Minutes July 8, 2008 Page 8 Mr. Adams stated that he was satisfied with the requirement for a certificate of compliance, and that the building official was also comfortable with it He estimated that the impact on new lots would be approximately $3,000 for placement of the soil and tilling. He noted that drafted the ordinance and it was reviewed by Ciry Attorney Peter Beck. Commissioner Lemke asked if he could get a copy of Mr. Adams' presentation to the homeowner's association. Mr. Adams stated yes, he could provide it to him. Commissioner Lemke questioned the impact of the ordinance on larger lots. Mr. Adams stated that by requiring the topsoil on disturbed areas, this would likely be the area that would be mowed and watered. Commissioner Lemke stated that he shared staffs concern that the ordinance would be ineffective, since most of the urban service district is built out. Mr. Adams stated that he has seen numerous expansions of the urban service area, and that the ordinance needs to be in place if another expansion were to occur. Commissioner Lemke expressed his thanks to Mr. Adams for putting education first in their conservation measures. Mr. Adams stated that property owners don't pay attention to their water usage until they receive a $100 water bill. Commissioner Scott asked if Mr. Adams could estimate how much of the water usage spike in the summer was related to commercial properties being irrigated. Mr. Adams estimated that the ratio was probably 50-50 between commercial and residential. He noted that he often sees sprinklers running on commercial sites when it is raining. Commissioner Anderson stated that the reality is that people do not take conservation seriously until the price goes up, similar to gasoline consumption. He suggested more enforcement of water bans with serious fines. Mr. Adams stated that it has already been proven that watering bans don't work, as far as reducing water consumption, and felt the police department has better things to than issue tickets for watering. Commissioner Anderson stated he agreed. He stated that if the ordinance were adopted and a property owner applied the topsoil properly, there was no guarantee that he would not water everyday anyway. Commissioner Anderson asked if the utilities have considered using water from the Mississippi River. Mr. Adams stated that would require a totally different type of water and distribution system and would not be financially feasible. Commissioner Westberg asked if a possible solution to the commercial watering would be for them to drill their own wells. Mr. Adams stated that they still would be taking water out of the same aquifer, since Elk River has no other aquifers. Commissioner Westberg stated that it would seem natural that the rates should be raised for higher usage. Mr. Adams stated that the rates are structured to help pay for building new wells and water towers, but that he would like nothing better that not to have to build more. Mr. Adams explained how water is tested for tritium, to determine the age of its source. He stated that there are three flowing wells in Elk River. He stated that the wells quit flowing in March-April and flow again in the fall. He stated that each year the flow goes down earlier and takes longer to come back in the fall, which reflects the impact of the added demand. Commissioner Westberg asked why they don't get rid of the bans if they are not effective. Mr. Adams stated that they are beneficial from an educational perspective, by making users aware of the need to conserve water. He noted that the DNR still encourages them to use water bans. There being no other speakers, Chair Westgaard closed the public hearing. Commissioner Staul stated that given the presentation and staff concerns, he was in favor of tabling the issue for further research and input from other communities. Planning Commission Minutes Pagc 9 July s, zoos --------------------------- Mr. Barnhart stated that many of the issues are policy issues for the City Council and that staff is comfortable with moving the ordinance forward. Chair Westgaard stated that he also had concerns about the effectiveness and enforceability of the ordinance. He noted that in some cases, the topsoil is scraped back for construction, and then is replaced, and that this soil is sometimes as good as or better than the topsoil mix being proposed. Mr. Adams stated that he would be comfortable with using the topsoil on site, if it is tested first. Chair Westgaard stated he is concerned that the amendment will not produce the results they are looking for, and that it will be difficult to enforce and monitor. He stated that if it could be done without a lot of cost to the homeowners and placing a burden on staff, he would be more supportive of the amendment. Mr. Adams stated that he felt the amendment was written so sit would not place a burden on staff, by requiring a certificate of compliance. Commissioner Scott stated that if other cities are adopting similar ordinances and reducing water consumption, it would be helpful for Elk River to implement an ordinance that has been proven to be successful. Commissioner Anderson stated that education is the most important way to encourage water conservation. He was not in favor of the proposed ordinance because of the enforceability issue. He suggested finding other ways to encourage people to use less water, such as financial rebates. Rebecca Haug, Environmental Administrator -stated that she has discussed the ordinance amendment in great length with Mr. Adams. She stated that for environmental purposes, she supports the use of less sod and more native vegetation. She did not feel there were enough lots left for development for the ordinance to have much of an impact. She stated that since Elk River is Energy City, she supports conserving water, as well as all other energy resources. Commissioner Scott suggested talking with some of the larger users to look at alternatives to excessive watering. Mr. Adams stated it has been his experience with the townhome associations that they are not willing to give up their "green" grass. Chair Westgaard summarized the concerns of the Planning Commission from the discussion. He stated that he felt it was important to find a way to educate the property owners of existing lots who are high users. Commissioner Lemke stated that he was in favor of tabling the issue. Mr. Adams stated that he was willing to table the request, but that he had concerns with the DNR allowing new wells to be drilled, if the city is not willing to take measures to conserve water. Commissioner Staul stated that he would be in favor of the ordinance if cost effectiveness could be demonstrated. He also stated he would be interested in a comparison of commercial water usage compared to residential. MOTION BY COMMISSIONER LEMKE AND SECONDED BY COMMISSIONER TO TABLE THE REQUEST BY THE CITY OF ELK RIVER FOR AN ORDINANCE AMENDMENT REGARDING THE REQUIREMENT Planning Commission Minutes July 8, 2008 ------------------ TO PLACE TOPSOIL, IN ORDER FOR MORE INFORMATION TO BE PROVIDED ON THE FOLLOWING: • COST EFFECTIVENESS • STATISTICAL DATA FROM OTHER CITIES WITH SIMILAR ORDINANCES • ENFORCEABILITY MOTION CARRIED 6-0. 6. Other Business Page 10 Commissioner Anderson asked if Ms. Haug had any concerns with the request in Item 5.3. She stated that the only concerns that she would are regarding possible seepage any hazardous materials. She noted that she is aware that these types of operations are very good about cleaning up and spills immediately. 7. Adjournment There being no further business, MOVED BY COMMISSIONER ANDERSON TO ADJOURN THE MEETING. The meeting of the Elk River Planning Commission adjourned at 8:55 p.m. Minutes Prepared by: Debbie uebner ~~ Tina Allard, City Clerk