3.2 (LUA 94-04) PCSR 06-21-1994 ITEM 3.2
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Ver MEMORANDUM
TO: PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNER 4 -
DATE: JUNE 21, 1994
SUBJECT: COMPREHENSIVE LAND USE PLAN
AMENDMENT BY RIVERSIDE
DEVELOPMENT, PUBLIC HEARING,
CASE NO. LUA 94-04
REQUEST
Riverside Development is requesting a comprehensive land use plan
amendment changing approximately one acre of property from MR (Medium
Density Residential) to HB (Highway Business).
• LOCATION
Northeast corner of State Highway 169 and 193rd Avenue
ZONING / LAND USE
Rle (Single Family Residential) / MR (Medium Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Comprehensive Land Use Plan Map
BACKGROUND
In early 1992, Riverside Development submitted plans for developing 53
acres at the northeast corner of 193rd Avenue and Highway 169 as a PUD
(Planned Unit Development). Thirteen (13) of those acres along Highway 169
were approved by the Planning Commission and City Council for commercial
development. To accomplish a commercial development under the PUD
zoning, the land use plan was amended to reflect a designation of HB
(Highway Business).
S
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Riverside Development, LUA Page 2
June 21, 1994
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Until this point, Riverside Development has concentrated on the residential
portion of the Hillside PUD. Recently, with the growing interest for
commercial development in this area, a development plan has been put
together that requires an additional one acre be included as part of the
project. This plan requires a land use plan amendment and rezoning prior to
proceeding forward.
ANALYSIS
As previously discussed with the Planning Commission and City Council, the
Highway 169 corridor has been identified as the commercial hub of the
community. A majority of property adjacent to Highway 169 from Highway
10/169 intersection north has a land use designation of HB (Highway
Business). There are a few exceptions to this where multi family has been
developed and single family (CherryHill Bluffs). The request by Riverside
Development to expand the commercial at Highway 169 and 193rd Avenue
by one acre is consistent with maintaining the concept of Highway 169 acting
as the City's commercial corridor. However, a more difficult question will be
how far north the commercial land use should be extended. The current
Growth Management Plan identifies commercial extending up to 197th
• Avenue. As part of updating the Comprehensive Plan, this issue may need to
be reviewed and confirmed whether commercial is the most appropriate land
use. An inventory of commercial property will be done to assist in making
this decision.
In summary, the requested land use plan amendment is a minor modification
to accommodate the proposed development plan and does not compromise the
existing comprehensive land use plan map or the integrity of the Highway
169 corridor.
RECOMMENDATION
It is recommended the Planning Commission recommend approval of
Riverside Development's request to amend the Comprehensive Land Use
Plan from MR (Medium Density Residential) to HB (Highway Business).
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CASE LUA 94-04
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ZONING MAP
9 Fbodplaln R2 Two Family R.sid.ntW -
Agriculturist Camomile!, 0 �'/ ComnemWl
® Two Family Feeld.nWl !� Light Industrial
�R-l-a� Singh, Family R.sksntlal R3 TowNqua./Multlpl.Family R.sld.ntW
I Fq Single Family Residential R4FT Min Industrial
0 MuItIpN Family R.a1d.nW1 Solid Waaa Facility
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\. ) \\ �D Single Family R.sld.nUal Planned Unit Dw.bpr.nt AT Antenna Tows
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Siege Family Residential 11 C.ntral Camrterdal '`
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ME Mlmenl Excavation
• �° Saar. Family R.ald«alal C2 Of la District
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City of CASE LUA 94-4 /tail/ / ISN 'it
E1Rjver P.O. Box 490 . 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420
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PROPOSED LAND USE
MR
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COMPREHENSIVE LAND USE MAP
HR High Density Residential P Public
CS Central Business OS Open Space
HE Highway Business A Agricultural
1 Ll Light Industrial LR Low Density Residential w
MI Medium Industrial MR Medium Density Residential
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CASE LUA 94.04 &4 '
River P.O. Box -490 * 13065 Orono Par'.<way e Elk River, MN 53330 e (612) 441-7420