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5.5, 5.6, 5.7 PCSR 08-22-1995 ITEM 5 ( � .5., 5.6., & 5.7. ity of Ak/ River MEMORANDUM TO: Planning Commission FROM: Steven B. Ach, City Planner DATE: August 22, 1995 SUBJECT: Comprehensive Plan Amendment, Rezoning and Preliminary Plat for the City of Elk River, Public Hearing Case No. LUA 95-6, ZC 95-6, and P 95-4 Request The City of Elk River is requesting the following applications: • A. A comprehensive land use plan amendment changing the land use designation from MR (Medium Density Residential) to HB (Highway Business). B. Rezoning from Rlc (Single Family Residential) to C3 (Highway Commercial). C. Preliminary plat to plat a 3 acre parcel into one commercial lot. Location The property is located at the northwest corner of Highway 169 and 193rd Avenue. Zoning/Land Use Rlc (Single Family Residential) /MR (Medium Density Residential) Attachments • Location Map • Zoning Map • • Preliminary Plat 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 City of Elk River Property/Hwy. 169 and 193rd Page 2 August 22, 1995 • Overview The three applications involve a 3 acre parcel at the northwest corner of Highway 169 and 193rd Avenue, and is also bordered on the west by Holt Avenue. The property extends north of 193rd along Highway 169 to approximately 194th alignment. The property is a triangular-shaped parcel which is not conducive to full development, given the narrowness of the parcel at the north end along with the existing mature pine trees and existing utilities. However, the site does have approximately 1-1/2 acres immediately at the corner of Highway 169 and 193rd for development opportunity. The property was originally part of Minnesota Department of Transportation right-of-way which, after the reconstruction of Highway 169 and Jackson, was able to be turned back to the City of Elk River. By turning this property back to the City of Elk River, there now presents a developable piece of property at the intersection of 193rd and Highway 169. Comprehensive Plan Amendment and Rezoning The Steering Committee has recently discussed the extension of commercial development north along Highway 169. The Committee has recommended • that commercial development be extended north along Highway 169 to approximately 194th alignment which would include the City property at the northwest corner of 193rd and Highway 169. The proposed land use plan amendment and rezoning request would allow for commercial development under the C3 standards. The C3 zoning district is the City's most intensive commercial district and is consistent with the existing commercial found along Highway 169. Although the rezoning to C3 would allow for a variety of possible uses, some of which may not be fully compatible with the residential to the west, however, the City, as property owner, can control the type of use. This "control" can respect the needs of the neighborhood to the west and meet the community's needs for commercial opportunities. Preliminary Plat The preliminary plat involves approximately 3 acres of property along Highway 169 between 193rd and 194th. The north end of the property has several mature pine trees that help buffer the residents west of Holt Street from Highway 169. The southernmost portion of the property is the area that is the most conducive to development, given its proximity to the • intersection of Highway 169 and 193rd, and the lack of mature pine trees. s:p lanning:p c:1ua95-6 City of Elk River Property/Hwy. 169 and 193rd Page 3 August 22, 1995 The plat also includes dedicating the right-of-way for the recently realigned IIIHolt Avenue, as well as a portion of Jackson Avenue. The plat also includes the appropriate easements for existing utility lines and drainage and utility purposes. As mentioned above the new parcel is three acres in area which meets the minimum lot size of one acre in the C3 zoning district. The purpose in platting the property at this time is to establish a legal description of a lot and block, clarifying any title problems that may exist, and put the property in a marketable condition for a possible end user. Recommendation It is recommended the Planning Commission recommend approval of the following: A. Amending the land use plan from MR (Medium Density Residential) to HB (Highway Commercial), and, B. Rezoning from Ric (Single Family Residential) to C3 (Highway Commercial) based on the following findings: • 1. The times and conditions have changed to warrant the new zoning and land use designation to allow for commercial development at the intersection of Highway 169 and 193rd. 2. The rezoning and land use plan amendment will be consistent with the recommendations from the Steering Committee to extend commercial development north along Highway 169 to 194th alignment. 3. The rezoning and land use plan amendment will be a logical and continuous extension of the existing commercial along Highway 169. 4. The land use amendment and rezoning to commercial can be supported by the availability of water and sewer to the south and the existing transportation system. 5. The rezoning and land use plan amendment for the three acre parcel will not enable an intense commercial development that may be detrimental to the surrounding residential area. C. Preliminary plat to plat approximately 3 acres into one commercial lot with the following conditions: • s:planning:p c:lua95-6 City of Elk River Property/Hwy. 169 and 193rd Page 4 August 22, 1995 1. The preliminary plat is contingent upon the comprehensive 0 land use plan amendment and rezoning being approved. 2. Park dedication in the amount required by the City at time of final plat. 3. A surface water management impact fee be paid according to City requirements at the time of final plat. 4. Payment of a water availability charge be paid prior to release of final plat for recording. 5. 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' , • boentx Qnterpri e , 241 Main Street,Suite 4•P.O.Box 279•Elk River.MN 55330•Telephone(612)241-0714•Fax(612)441-4575 August 15, 1995 Mr. Steve Ach City of Elk River 13065 Orono Parkway Elk River, MN 55330 SUBJECT: Case No.'s P 95-4, LUA 95-6 and ZC 95-6 Dear Steve, • Phoenix Enterprises, LLC, is the owner of record of certain property directly east of Highway 169 and across from the subject City property. In that regard, and in reference to the subject cases, this company supports the City's request to establish the plat, land use and zoning designations on its property as a logical and consistent use within the existing Highway 169 commercial corridor. Please enter this letter into the Public Hearing record at the August 22, 1995, Planning Commission meeting concerning this matter. Thank you. Phoenix Enterprises LLC 41i` Jeffrey A. Gongoll Development Manager •