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4.2 PCSR 05-08-2012City of El ~_ River REQUEST FOR ACTION TO ITEM NUMBER Plannin Commission 4.2 AGENDA SECTION MEETING DATE PREPARED BY Plannin Ma 8, 2012 erem Barnhart, Plannin Mana er ITEM DESCRIPTION REVIEWED By Request by Duffy Development Company for Conditional Use erem Barnhart, Plannin Mana er Permit to Amend Elk River Station PUD - Outlot G Use, Case REVIEWED BY No. CU 12-08 -Public Hearing ACTION REQUESTED Staff recommends approval of a Conditional Use Permit that would amend the Planned Unit. Development (PUD) agreement to change the land use prescribed for Outlot G of Elk River Station .from Commercial to include multiple family residential. Applicant John Duffy, Duffy Development Location/ Address Outlot G, Elk River Station 60 Day Rule The City must take action by June 16, 2012. OVERVIEW The applicant is requesting. formal approval of a change of land use as it .applies to Outlot G of the plat,. specifically the portion of the project originally established for retail and office development, on the west side of Twin Lakes Parkway, east of the train station parking lot. The original PUD proposed a 12,000 sq. ft. and a 5,000 retail/office building on the site. The applicant proposes to construct a 53-unit apartment building in their place. -The building would be patterned after the recently completed Elk River Station apartment building, though the final design has yet to be completed. The convenience store pad and canopy area would remain as originally proposed. The City Council reviewed the proposed change as a concept in February, 2012. The Council supported the change in a 4-1 consensus, citing likelihood of the subject parceLbeing commercial given the existing and expected travel patterns, and the information learned through the FAST planning process. The Council member that opposed the change had concerns that residents axe waiting for commercial in the area and he has challenges with changing the land use due to the economy. BACKGROUND/PRECEDENT The Elk River Station PUD was approved by the City Council on November 18, 2002. The agreement for the project was dated Apri121, 2003, and included provisions for the construction of a 60-unit apartment building, a day care center, a 70-unit senior housing building, 5 office/retail buildings, a convenience store, and 298 townhouse lots. To date, the townhouse lots, the senior housing (Pullman Place), and the apartment building (53 units) have been constructed. Case File: 12-08 Page 2 GENERAL INFORMATION Elk Rivex Station II Location Existing Use Comprehensive Plan Current Zoning Designation Subject Vacant Public/ Semi Public PUD Property North Vacant Public/ Semi Public PUD South Vacant High Density Residential PUD East Elk River Station High Density Residential PUD residential community West Commuter rail Public/ Semi Public PUD/ I-1 station APPLICABLE REGULATIONS 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, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and. orderly development and improvement of surrounding vacant property. 4. ..Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, .drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference. with traffic on adjacent and neighboring public thoroughfares. S. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. 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. N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-08 Duffy-Depot ER Station\CU 12-08 Depot II SR to PC 5-8- 12.docx Case File: 12-08 Page 3 Elk River Station II The process to amend a Planned Unit Development is through a Conditional Use Permit. The standards above apply, although the Planning Commission is asked to consider them in more general terms. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. ANALYSIS The applicant proposes to change the allowable uses to include residential, specifically an apartment building. Staff is not supportive of a change in land use merely due to a poor economy. Part of the benefits of zoning is to establish areas within a city for different uses, densities, and infrastructure needs. These areas will be developed over time, providing for the logical evolution of the city. As different sectors (residential, commercial, industrial) peak and valley, their growth does not eliminate opportunities for the other sectors. In this situation, the PUD for Elk River Station, developed well before the train station was approved, anticipated `trips' to and from the commuter rail station supporting commercial planned. In addition to the subject parcel, four other commercial parcels were planned, including a .day care business. In reality, commuter rail uses traditionally do not visit. shops near a station; they tend to get in their car and go. The habits. of a commuter rail user differ greatly from that of a light rail uses, with more frequent daily stops, and a smaller service area that is covered by walking. A commuter rail station generates 10 stops or so a day (5 in the AM, 5 in the pm); not a volume necessary. to support these businesses alone.. It became evident during the Focused Area .Study (FAST) planning .process that an idea for retail immediately adjacent to the train station was not likely to be successful; in fact the FAST study identifies the subject area as Transit.Center, and includes residential uses. To build an apartment building on the subject parcel, the following applications will need to be .processed, at minimum: -The property will need to be platted (public hearing) -A Conditional Use permit will need to be approved for the building (public hearing). Natural Resources The site is covered by trees; most, if not all, of these trees will be removed for development. Parks Through the platting process, the Park Commission will identify the park dedication requirements. Access Access to the site will be further studied, but is expected to incorporate the existing drive off of Twin Lakes Road, shared with the commuter rail parking lot. ATTACHMENTS ^ Location Map ^ Applicant's Narrative ^ Location Map N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-08 Duffy-Depot ER Station\CU 12-08 Depot II SR to PC 5-8- 12.docx Case File: 12-08 Page 4 ^ Proposed Re-plat ^ Site Plan ^ Elk River Station Plat F..lk River Station II Action Motion by Second by Vote Follow Up N:\Depactments\Community Development\Planning\Case Files\CUP\CU 12-08 Duffy-Depot ER Station\CU 12-08 Depot II SR to PC 5-8- 12.docx ~1 1 t gin in m ~B OB XX -'a 9 ~ m z 0 ~~ ~. ~ THE DEPOT AT ELK RIVER STATION -PHASE II g NOT TO BE ~ architects - ~ USED FOR ~ 1~-+ ELK RIVER, MN ° CONSTRUCTION ~x~ ~~ ~ ~„SFUC~ss,~s,yee ~~ DESCR/PT/ON SKETCH prepareal for. ELK R/VER STAT/ON, LLP .~ Noe ~ a?~ ~ \ ~ \ ~ ~ \ 4l, \ \ r ~ G \ U \ N W ~ ~ N ~ \ \ S o By < Z 9 ~\~~ `. We ~ ~~ ~"~ ~ POINT OF COMMENCEMENT a N~ a~ \ ~ ~" - ~ Irr N89°1739"W 180.28 ~~\ N ~ \ ~ --i \ N __ \ PARCEL A \ ~ o _, ` 2.2 Acres \ 1" ~,~ (95, 832 sq. ff.) a _._1 1 .$ 1 w _ IN ~ ........ .. . .. ~ V ~ I PO/NT OF BEG/NN/NG I S"CP ~~/ N84°.38 Zt"E 300.07 I ~s /u ausnNO ~o~Rrr nESCRivnoa Outlot G, ELK RIVER STATION, Sherburne County, MMnesofo. PROPiO~SED PROPERTY DESCR/PITONS P.dHCEL d fiat part of Outlot G EL.K R/VER STATIOIN, Sherburne County, Minnesota lying norfierly of the idlowing dssalbed line and Its easterly and westerly extensions thereof CommerrNng of the most westerly comer of sold Outlot G; thence South 38 degrees 57 minutes 2f seconds East, assumed beoring, long the westerly line o/ sold Outlot G o dletaree of 250.00 feet to the point of bsgkrning of the /Me to be descrtbsd,• thence North B4 .degrees 38 minut~ 21 seconds East, o distance of 300.07 feel more or lesx to the easterly IMe of sold Outlot G and sold IMe there terminating. Subject to any easements, restrictionx or reserwtions of reroM, If any. paRCEL e That port of Outlot G ELK RIVER STAT/gV, Sherburne County, Minnesota lyng southerly of the fo/loving descnbed line and its easterly and westerly extensions thereof Commencing of the most westerly comer of said Outlot G• thence South 38 degrees 57 minutes 21.seeonds East. assumed bearing, long the westerly dns of said Outlot C o distance of 250.00 feet to the point of beg/nnfig o/ the IMe to be deacNbed• thence North. B4 degrees 3B minutes 27 seconds Eost, o distance of 300.07 feet, more or losx to the easterly IMe of saki Outlot G and sold line them termMotMg. Subject to anyeasementa, restrktionx or reserwtlone of record, !f any. CIVIL ENGINEERS 20D THIRD AVENUE NE SURE 100 I LAND SURVEYORS CAMBRIDGE MN 55008 PLANNERS (763)689~41W2 PN. (763)689-6681 FAX SURVEYQRS NOTE• No Re/d work or tltle research was canpleted for this sketch. fie exfstlng descr~tfon is booed on information provided to Anderson Posse R Asaoeiotea by the talent and N/ dknenslona aw based an the recorded p/at of ELK RIVER STATION, Sherburne County, MMnesoto. .~~Rsoly pAss~ ~ a s s o c i a r~ s PARCEL B ho 1.0 Acre p,h ~ (43,287 sq. ft.) ~ ~°~ vm~ / 4 / ~ / 80.55 S83 5721 E/ / ~~ ~~~~ ~ ~~~ it k I ~ ~~ 3 Z r ., /) a ~ m N : z `^ ~ `° -. S~ c I `~ ~, C \ ~ 1 a ~ ~ \ \ -I-- - ~ I ~ ~ ~ I~ ~ ~ ° o ~ w~~~ ~ ~ I ~' ~ `D ~ '~ ! 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