04-11-2006 PC MIN - Laserfiche WebLink

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Planning Commission Minutes Page 5 April 11, 2006 --------------------------- Mr. Clark noted that the main issues the Commission should address are: ^ Come to a consensus on the land use amendment and the zoning change. ^ Discuss park dedication fees (the applicant disagrees with staff's recommendation) ^ Review building elevations. ^ Discussion regarding grading and drainage plan (due to elimination of curbing and utilizing a low impact drainage plan). ^ Signage (applicant is requesting a variance with Board of Adjustments after this item is discussed). Commissioner Anderson stated he was concerned about the removal of the drainage pond for the Lefebvre Addition. Mr. Maurer stated the outlot in the Lefebvre Addition is an unbuildable remnant. He stated the pond is actually on the Ford property and is going to be replaced in a different area in order to utilize the Lefebvre outlot for four additional light industrial lots. He stated the pond is not for drainage of the Lefebvre property. Commissioner Offerman stated it makes sense to rezone the parcel to Highway Business. He questioned whether the access into Elk River Ford should be moved further away from Highway 10 (off 171St Avenue) because it may interfere with Mn/DOT's interchange plans. Mr. Maurer stated the Houle Oil site will eventually be developed and need a driveway access. He stated the driveways for each site would line up at this location. Mr. Maurer stated the Houle site has a lot of wetlands and the access into Ford is the farthest most easterly spot a driveway could be installed without drastically impacting wetlands on the Houle site when their driveway in installed. Mr. Maurer stated Mn/DOT's IRC does not indicate where an interchange will go along TH 10 in Elk River. He believes the intersection will be further south between 173rd Avenue and 165th Avenue because it is currently undeveloped and land acquisition would be easier and more affordable. Mr. Maurer stated the applicant is eliminating a direct access from Highway 10 and will be directing traffic to 173rd or 171SLAvenues, both controlled intersections. Chair Lemke questioned when TH 10 is built to freeway standards, if the accesses at 171St and 173rd Avenues would be closed. Mr. Maurer stated they most likely would be closed and the city would be involved with constructing a frontage or backage road. Chair Lemke opened the public hearing for the land use plan amendment from Light Industrial to Highway Business. Scott Powell, Elk River Ford Owner-Stated he is building a quality, safe, and environmentally sound project. He stated he was available for questions. Chair Lemke questioned if the applicant is voluntarily closing the direct TH 10 entrance into Ford.