6.8. SR 10-18-1999
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Item # 6. 8 .
MEMORANDUM
FROM:
Mayor and City Council
Michele MCPherso~ctor of Planning
DATE:
October 14, 1999
SUBJECT:
Case Number: ZC 99-8
Request by Timco to Rezone Property from
C4 (Neighborhood Commercial) to C3
(Highway Commercial), Public Hearing
Request
Tom McKee, representing Allina, requests that 4.5 acres be rezoned from C4,
Neighborhood Commercial to C3 Highway Commercial to allow construction of a
medical clinic.
.
Location
Northwest corner of Highway 10 and Joplin Street (Lots 1-3, Block 1, Fox Haven
Commercial)
Zoninq/Land Use
C4 (Neighborhood Commercial)/CC (Community Commercial)
Attachments
. Location Map
Overview
The applicant proposes to construct a 50,000 square foot medical clinic on the subject
property. Medical clinics are not permitted in the Neighborhood Commercial district. In
addition, if the rezoning were approved, it would be appropriate to also change the
underlying land use to Highway Business.
Analysis
.
When considering the rezoning from Neighborhood Commercial to Highway
Commercial, the City must give consideration to existing conditions within the area
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 . TDD & Phone: (612) 441-7420 . Fax: (612) 441-7425
Memo to City Council/ZC 99-8
October 18, 1999
Page 2
.
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 (Comprehensive Plan).
Consistency with the Comprehensive Plan
The underlying land use is currently Community Commercial. In other areas of the City
with Highway Commercial zoning, the underlying land use is Highway Business. The
purpose of the Highway Commercial district is defined in Section 900.12.12 of the
zoning code:
STATEMENT OF PURPOSE: The purpose of the C-3 highway
commercial district is to recognize the need for commercial
establishments on or serving with immediate access to major
highways. Permitted land uses should take advantage of the
highway access in a manner which other business districts
are not afforded. In addition to retail and commercial
uses, quasi-industrial and wholesale enterprises that do not
meet an industrial setting and have considerable customer
contact are acceptable in the highway commercial district.
.
The 1995 Comprehensive Plan identifies commercial activity along west Highway 10 as
being neighborhood or community oriented, not regional in nature as identified above
for uses in the C3 Highway Commercial district. At the same time, the plan proposes to
locate Neighborhood/Community Commercial sites on collector streets; Highway 10
would be considered an arterial street. Medical clinics can be neighborhood and
community oriented, however, it could be argued that the proposed clinic is more
regional in scale and would attract patients from outside the community.
Affect on Adjacent Property
The applicant proposes to construct a medical clinic on the site if the zone change is
approved. The initial clinic will be 25,000 square feet with a possible expansion to
50,000 square feet. Medical clinic hours typically are 7 or 8 a.m. to 5 p.m.; with urgent
care facilities open until 1 0 p.m. The primary adverse impact from the proposed use
would be the traffic generated by such a facility and its affect on the adjacent residential
properties to the north and west.
.
The subject property is separated from the adjacent residential properties by a frontage
road. Traffic has direct access to Highway 10 at the signalized intersection, thereby
reducing traffic conflicts. The Institute of Traffic Engineers estimates that 24 trips per
1,000 square feet of floor area per day, resulting in 1,200 trips if the building is
expanded to 50,000 square feet. This assumes a distribution of 50% entering and 50%
exiting. For comparison, a convenience store with gasoline pumps averages 44 trips
per pump per day during the week and over 300 trips per pump per day on Saturday
.
.
.
Memo to City Council/ZC 99-8
October 18, 1999
Page 3
when the clinic would have limited hours. The frontage road is designed to
accommodate an increase in the amount of traffic from commercial development.
Planninq Commission Action
The Planning Commission voted unanimously to recommend denial of the request to
the City Council. The Commission felt that the C-4, Neighborhood Commercial District
was more sensitive to the adjacent residential districts and uses, especially the
Guardian Angels project. They expressed surprise that medical and dental clinics were
not a use in the Neighborhood Commercial District and would support an amendment to
the C-4 District to allow those uses. To preserve the intent of low impact uses on the
adjacent residential properties, an ordinance amendment may need to include a size
limit for medical clinics (for example, the Fairview Clinic is 24,000 square feet.
Recommendation
The parcel could be zoned either Neighborhood or Highway Commercial, the City
Council needs to determine what district is appropriate at this location. The
Comprehensive Plan (page 23) indicates a City desire to orient commercial activity on
West Highway 10 towards neighborhood or community scale. If the City Council
approves the zone change, the following findings are noted:
1.
THAT THE PROPERTY IS BETTER SUITED FOR HIGHWAY
COMMERCIAL USES.
2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO
ADJACENT USES.
If the zone change is approved, it would be more consistent with the Comprehensive
Plan if the underlying land use were changed to Highway Business and staff
recommends that the applicant submit a request to do so if the zone change is
approved.
If the City Council denies the zone change, the following findings are noted:
1. THE REZONING IS INCONSISTENT WITH THE COMPREHENSIVE PLAN.
2. THE ZONE CHANGE WOULD HAVE ADVERSE IMPACTS ON ADJACENT
PROPERTIES.
3.
THE PROPOSED USE DOES NOT MEET THE INTENT OF THE
COMPREHENSIVE PLAN OF ORIENTING COMMERCIAL USES TO THE
NEIGHBORHOOD AND COMMUNITY SCALE ALONG WEST HIGHWAY
10.
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LOCA TION
MAP
CASE: ZL 'ttf-fJ
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