6.5 PCSR 02-23-2016 Crtc o'
Elk Request for Action
River
To Item Number
Planning Commission 6.5
Agenda Section Meeting Date Prepared by
Public Hearings February 23, 2016 Chris Leeseberg, Senior Planner
Item Description Reviewed by
City of Elk River—Lots 1 &2,Block 1,Fox Haven Zack Carlton, Planning Manager
Commercial Addition Reviewed by
Rezone property from C-4 Community Commercial
to C-3 Highway Commercial—Case No. ZC 16-03
Action Requested
Recommend,by motion, approval of the Zone Change from C-4 to C-3 for the following reasons:
1. The rezoning is consistent with comprehensive plan.
2. Existing conditions in the area are commercial.
Background/Discussion
The subject properties are west of Westbound Liquor (Lots 1 &2, Block 1, of Fox Haven Commercial).
The two properties were acquired by the Elk River Economic Development Authority in August, 2014,
and are currently zoned C-4 (Community Commercial). These parcels, along with three other areas, are
the only C-4 zones in the city. The attached exhibit shows these areas.
Over the past few years staff has received inquiries about uses for the parcels that are not allowed in the
C-4 district but would have been allowed in the C-3 (Highway Commercial) district, for example,business
and office uses. Rezoning these parcels would increase their marketability.
The comprehensive plan guides the properties for Highway Business uses where commercial uses are
allowed and encouraged. The purpose of the comprehensive plan is to establish a framework and
expectations as to the future use of land.
Applicable Regulation
In reviewing a proposed amendment, consideration shall be given to existing conditions within the area directly and indirectly
affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time,
and relevant provisions, if any, in the land use plan.
The existing conditions in the southwest and southeast corners of the Hwy 10/Joplin intersection are
zoned C-3. Staff does not foresee any negative impacts to the surrounding area with the rezoning of the
subject properties to a commercial zoning district.
The subject properties have an existing commercial use adjacent to them and the site is separated from a
residential area to the north by 185th Avenue.
POWERED BY
Template Updated 4/14 NATURE
In the review of the standards for a Zone Change as outlined, the request is consistent with all of these
standards.
Financial Impact
None
Attachments
• Location Map
• C4 Zoning Exhibit
• C3 & C4 Zoning Exhibit
• C3 vs C4 Comparison
\\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\ZC\ZC 16-03 City of Elk River C4-C3\ZC 16-03 sr PC 2-23-
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COUNTY
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C ®1`-)T ;� � T � G GROUNDS
C-3 Highway Commercial
Yellow = Uses currently allowed in the C-4 District
(b) Permitted uses. Permitted uses in the C-3 district are as follows:
(1) Business and professional offices.
(2) Retail shops and stores.
(3) Personal service establishments. P
(4) Nurseries,produce markets,and garden centers,which may include outdoor display.
(5) Convenience stores. P
(6) Public parks.
(7) Financial Institutions. C
(8) Sale of firearms.
(9) Class I restaurants. P
(10) Class II restaurants.
(11) Physical recreation and training. P
(12) Brewer taprooms producing less than 10,000 barrels of malt liquor annually.
(13) Brewpubs.
(c) Accessory uses. Accessory uses in the C-3 district are as follows:
(1) Signs as permitted in section 30-851 et seq.
(2) Off-street parking facilities. A
(3) Off-street loading facilities.
(4) Telephone booths.
(5) Private recreational facilities.
(6) Public shelters and essential services.
(d) Conditional uses. Conditional uses in the C-3 district are as follows:
(1) Enclosed light manufacturing with related retail sales.
(2) Car, truck,RV, and marine sales and services.
(3) Nonprofit clubs,lodges, or halls.
(4) Licensed day care facilities. C
(5) Institutional uses. C
(6) Equipment rental businesses.
(7) Commercial recreational facility. C
(8) Reserved.
Page 1
(9) Shopping centers.
(10) On-sale liquor establishments.
(11) Governmental buildings and facilities.
(12) Veterinary clinics.
(13) Carwashes. C
(14) Reserved.
(15) Motor vehicle service stations. C
(16) Motor vehicle specialty shops.
(17) Sauna establishments.
(18) Reserved.
(19) Pawnshops (250-foot setback from any residential zone and 500-foot setback from
schools, parks, day care centers, churches and other pawnshops, measured from the
property line).
(20) Hotels and motels.
(21) Reserved.
(22) Development of property within 50 feet of the wild and scenic river district.
(23) Ministorage,provided that the use is on unplatted land outside the urban service district.
(24) Dry cleaning establishment. P
(25) Governmental offices.
(26) Brewer taprooms producing 10,000 or more barrels of malt liquor annually.
C-4 Community Commercial
- = Uses in the C-4 District that currently are not allowed in C-3
(b) Permitted uses. Permitted uses in the C-4 district are as follows:
(1) Convenience retail sales of goods and services.
(2) Dry cleaning and laundry establishments.
(3) Personal service and repair establishments, such as barbershops and beauty shops, shoe
repair, etc.
(4)
(5) Class I restaurants.
(6) Physical recreation and training.
(c) Accessory uses. Accessory uses in the C-4 district are as follows:
(1) Uses customarily incidental to the permitted or conditional uses allowed in this district.
Page 2
(2) Off-street parking areas.
(3) Signs as permitted in section 30-851 et seq.
(d) Conditional uses. Conditional uses in the C-4 district are as follows:
(1) Retail sale of gasoline.
(2) Carwash facilities.
(3) Day care centers.
(4) Educational/institutional uses.
(5)
(6) Reserved.
(7) Financial institutions.
(8)
(9) Commercial recreation facility.
Page 3