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5.4 & 5.5 PCSR 12-27-1994 • One of the critical components in planning be the future transportation routes. In this western area, streets such as Joplin, Waco and a frontage road on both the north and south side of U.S. Highway will be critical routes that will have to be properly located and designed. The location and design will need to take into consideration traffic which may be generated from future development in the western area. There are certain engineering design criteria that will have a strong influence on both the street design and location to accommodate the necessary improvements to these future intersections. The application before the Planning Commission happens to be a result of the frontage road alignment north of Highway 10. This particular frontage road aligns with Joplin Street to the south, provides proper intersection geometrics and ties into the existing frontage road towards the west adjacent to Highway 10. The chosen frontage road alignment naturally creates an area approximately 3 - 4 acres in size between the frontage road and Highway 10 that is no longer conducive for single family residential development. Therefore, an application by the affected property owners is coming forward to request consideration for a commercial land use and zoning designation. • ANALYSIS As mentioned earlier, there are two property owners that are directly affected by the frontage road design and as a result, have a " partnership interest" in a change in land use. The property on the east which is currently zoned R2b is owned by Guardian Angels of Elk River. Guardian Angels have an interest in developing that portion of their property lying north of the frontage road as a medium density senior housing project. The project will most likely have a single family influence to provide some compatibility with the single family zoning to the west. The property is currently vacant at this time and may require further zoning considerations, depending upon the actual project. The property on the west is owned by Tom and Sara Hartman. The Hartman's have been working with a single family residential developer to develop the remaining portion of their property lying north of the future frontage road. The Hartman's have two dwelling units on their property, one of which is their residence and the other closest too Highway 10 is considered rental property. In reviewing the land use and zoning issues within this western area along Highway 10, the implementation of commercial is best utilized at the major intersections (see attached map). The Joplin/Highway 10 and Waco/Highway • 10 intersections are planned to be signalized and capable of handling commercial and business park traffic. s:pc:1ua94-13 0 By concentrating the commercial at these identified intersections, there is less of a chance that the residential areas, both north and south of U.S. Highway 10, will notice much of a traffic impact associated with the commercial development. The frontage road itself also assists in creating a strong physical separation between the commercial and residential land uses. Lastly, buffering with landscaping/fencing or other treatment can add the final touches in transitioning from a commercial to a single family land use. C3 ZONING DISTRICT The request by the applicants is a reasonable request which can be supported by staff. However, the C3 zoning district is the most intense commercial district and allows a wide variety of uses. Given the location and overall size of this commercial area (3 - 4 acres), the ideal commercial zoning would be of a neighborhood or community-type commercial. Under this scenario, the allowable uses may not be as wide ranging as they are in the C3, yet allow a full range of service and limited-type retail activity to serve the immediate area. The creation of this type of zoning district may be a recommendation that comes out of the Steering Committee as part of the Comprehensive Plan update. II/ AREA TO BE REZONED The precise legal description of the area to be rezoned has not been determined because the exact alignment of the frontage road has not been finalized. However, it is anticipated that the frontage road will not deviate significantly from the alignment shown on the attached illustration. RECOMMENDATION It is recommended that the Planning Commission recommend the following: A. Approval of the Land Use Plan Amendment from MR (Medium Density Residential) to HB (Highway Business), and approving the rezoning from Rlc (Single Family Residential) and R2b (Two Family Residential) to C3 (Highway Commercial), based on the following: 1. The proposed frontage road creates a natural area that would be best used as commercial. 2. The change in land use and zoning will not have a detrimental 111 affect on surrounding properties. s:pc:1ua94-13 • 3. With the construction of a frontage road, conditions will change to warrant a change in land use and zoning. 4. Establishing commercial land use and zoning at a signalized intersection is a reasonable and logical land use determination. • • s:pc:1ua94-13 AREA PROPOSED TO BE REZONED . I I " I . .,,,,,".7.„,.: 1.3 AC +/- . ' / • _____,------%>- I.;3 AC +/-- -- i 1.3 AC +/- I _ \ t Ibl 29 ��_ \ \ - - -/ \ \ , \ I �- \ 9�__ _ \Jo\ \� s\ I I \-IA CITY PROPOSED - OAD EASEMENT -4"-V \ I \ \ \ \ 0 • I \, � 190TH _ © I)0,....mo`\i'1 a �� L]�+.r 4 s ,,It:U!. j . PARK 1 .��' - .`tF-'11' % �F:. Y,. . , E � e111 imam AVENUEMIN , u -��,11s C1�iNvi4c111111 17411141110111.4111122 r r 11 " �'�'4'�11i�,, o • ")ii•io• ,� 189TH I , ! �_ i l - - e _ oN I in, R. .T/' ) 1__ ___ )1 I ,s, .10 `AI' _ cmo i VY 188TH I ,.__ ?'.-- — — f� r LAKE O c D \V l O 16. i l i RIVER D V 187TH � 0A� e. �� \\ 16ORONO t3. 1e / ti. 1Tip•,. _:..-:-.: - - - --- -- -- -: r. it +. > 1. , I 1 if. 186TH (I - +�•, W;,, t:,..:�, [---r .. .,.. _,,, . r +,._ ,......„.„,„, , ,... ........ _ ,8 >..4 , • w. . :__ Atc) 185TH I l., r __ - -- - �'.. O. •• •• O. • f'7+'' CI yr '1 .. . - -,,,,,,4)... .._______., 1 - li .1 I , LAKE L - - :- - : U S:- HIGHWAY F 0.52 ---:.:-----7--,:=77--T----. g •4 o OAD ... .. ...: .:. 4, • • • • • • __ ►� • ' #,:.:':#iiii##i##:;`' :#;i ipi:<;:;:#p#:. 60 o"• w :. 184TH JO COUNTY •�, ,4t. • a , aTMr: of ITEMS 5.4. & 5.5. River MEMORANDUM TO: PLANNING COMMISSION FROM: STEVEN B. ACH.-<eg�l-, DATE: DECEMBER 27, 1994 SUBJECT: COMPREHENSIVE LAND USE PLAN AMENDMENT AND REZONING REQUEST BY TOM AND SARA HARTMAN/GUARDIAN ANGELS OF ELK RIVER, INC. REQUEST The applicants are requesting: A. A Comprehensive Land Use Plan Amendment, changing the land use from MR (Medium Density Residential) to HB (Highway Business); and, B. Rezoning from R1c (Single Family Residential) and R2b (Two Family Residential) / MR (Medium Density Residential). ATTACHMENTS Location Map, Zoning Map, Land Use Plan Map, map illustrating commercial areas, sketch drawing of subject property. OVERVIEW As Phase II of the Western Area improvement project continues to move west towards the County Courthouse and north of Highway 10, development interest has begun to emerge. In anticipation of the upcoming year's development activity in this area, planning efforts including land use decisions, storm water management, sewer and water alignments and transportation routes have begun to be examined. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 12-41 AM, � -.1....\.Vv................ AnRnwi T. 1' A . '.......' of •_i Raver R3 ZONING MAP ZC 94.15 CASE LUA 94.13 P.O. Box 490 • 13063 Orono Par'.<wav 4 71k Rivn. ae\r <_ _. ORONO ` ensi y Residential �\/ ZC 94-15 of ,� CASE LUA 94.13 `+i River P'0' Box 490 • 13065 Orono Parkway • Elk River, MN 53330 • (612) 441-7420 COMPREHENSIVE LAND USE MAP HR High Density Residential p Public CB HE Central Business Highway Business OS Open Space LI MI Light Industrial Medium A LR Agricultural Low Density Residential + Industrial MR Medium D N. ` ensi y Residential �\/ ZC 94-15 of ,� CASE LUA 94.13 `+i River P'0' Box 490 • 13065 Orono Parkway • Elk River, MN 53330 • (612) 441-7420