6.6 ( >
ity of
Item# 6.6-
ElkMEMORANDUM
River
TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant 1 j
DATE: August 26, 1997
SUBJECT: Request by the City of Elk River for
Zoning Ordinance Amendment
Regarding C-2 (Office District) Uses,
Public Hearing Case No. OA 97-11
Request
Consider an amendment to the zoning code that would eliminate multi-
family dwellings, townhouses and two family dwellings as allowed uses in the
C-2 (Office District).
• Attachments
• Ordinance No. 97-
• Current list of allowed uses in the C-2 district
• Zoning map showing existing C-2 districts
Overview
Currently multi-family housing, townhouses and two family dwellings are
allowed in the R2b (Townhouse and Multi-family) district, R-3 (Townhouse
and Multi-family) and R-4 (Multi-family) district. Residential development is
also allowed in the C-1 (Central Commercial) and C-2 (Office) district
according to R-4 standards.
The C-2 (Office District) is intended to, "buffer residential districts from
arterial streets or from commercial districts and to provide a district which is
compatible with and may reasonably adjoin residential districts". By allowing
residential development at R-4 standards, as the interest in multi-family
housing increases, it will be difficult to maintain the integrity and intent of
the C-2 district. The residential standards in the R-4 district are townhouses
• with a maximum of 12 units per structure, multi-family dwellings with no
maximum number, single family dwellings and two family dwellings.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to the Planning Commission/OA 97-11
August 26, 1997
Page 2
• Currently there are 2 apartment buildings, located on the east end of Main
Street, that would be made non-conforming by the proposed amendment.
The Commission may wish to consider allowing apartments as a mixed use
within the C-2 district. This would allow a development were apartments
could be located above an office building. It would help keep the small town
character and maintain a residential presence along Main Street. A mixed
use of apartments and offices would also allow for shared parking, the offices
could use the parking during the day and the residents of the apartments at
night. An area where this concept might be appropriate would be along the
west side of Jackson Street adjacent to Lions Park.
Within the existing C-2 district there are 27 single family homes. It is
suggested that single family homes remain a conditional use. They are
currently included under the "residential dwellings at R-4 standards". If the
homes were to become non-conforming, home owners would have a difficult
time getting approval for home improvement loans or any refinancing
because as a non-conforming use the homes could not be rebuilt if damaged
by more than 50%.
Staff would also like to mention that the C-1 (Central Commercial) district
• also allows residential development at R-4 standards. The same concerns and
issues that apply to the C-2 district also relevant to the C-1 district. If the
Commission would like, staff could take a look at the C-1 district and draft an
ordinance amendment similar to what is being proposed for the C-2 district.
Recommendation
It is recommended that the Planning Commission recommend approval of
Ordinance No. 97- amending the C-2 (Office) district to eliminate
residential dwellings at R-4 standards as a conditional use and add the
following as conditional uses:
• multiple family dwellings as a mixed use with another permitted or
conditional use
• single family dwellings
•
\\elkriver\sys\shrdoc\planning\scott\oa97-11.doc
• ORDINANCE 97-
CITY OF ELK RIVER
AN ORDINANCE AMENDING SECTIONS 900.12 OF THE
CITY OF ELK RIVER CODES OF ORDINANCE RELATING TO
CONDITIONAL USES IN THE C2 ZONING DISTRICTS
CASE NO. OA 97-11
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 900.12 (11) of the City of Elk River Code of Ordinance
titled "Permitted, Accessory, and Conditional Uses" is hereby amended to
delete the following conditional use:
4. C2 Office District
C. Conditional Uses
iii. Residential dwellings at R-4 standards
Section 2. Sections 900.12 (11) of the City of Elk River Code of Ordinance
titled "Permitted, Accessory, and Conditional Uses" is hereby amended to add
• the following conditional uses:
4. C2 Office District
C. Conditional Uses
iii. Multiple family dwellings as a mixed used with another
permitted or conditional use
ix. single family dwellings
Section 3. That this Ordinance shall take effect and be in full force from and
after the date of its publication.
Passed and adopted this day of ,1997,by the City Council of the
City of Elk River.
Henry A. Duitsman, Mayor
ATTEST:
• Sandra A. Thackeray, City Clerk
11 . C-2 - Office District
STATEMENT OF PURPOSE: The C-2 Office District is intended to
buffer residential districts from arterial streets or from
commercial districts and to provide a district which is compatible
with and may reasonably adjoin residential districts . The Office
District provides for the location and development of offices and
other service and light commercial uses which are subject to more
restrictive controls .
A. Permitted Uses
i . Governmental, business and professional offices
ii. Outpatient health care facilities
iii . Personal service establishments
iv. Public parks
B. Accessory Uses
i. Signs as permitted in Section 900 .22
• ii. Off-street parking facilities
iii. Off-street loading facilities
iv. Telephone booths
v. Private recreational facilities
vi. Public shelters and essential services
C. Conditional Uses
i. Licensed daycare facilities
ii. Institutional uses
iii . Residential dwellings (R-4 standards)
iv. Financial institutions
v. Funeral parlor
vi. Boarding house
• vii . Governmental buildings and facilities
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