6.5, 6.6 --fir
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Item# 6.5. & 6.6.
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.lkRiver
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assista 4
DATE: October 28, 1997
SUBJECT: Request by the City of Elk River for
Ordinance Amendment Regarding
Multi-Family Uses in the C-1 and C-2
Zoning Districts, Public Hearing Case
No.'s OA 97-11 and OA 97-13
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) and townhouses, single family and two family dwellings
as allowed uses in the C-1 (Central Commercial) district.
III
Attachments
• Ordinance 97-
• Report to Planning Commission dated August 26, 1997
Overview
At the August 26, 1997 Planning Commission meeting, the Commission
discussed the types of residential uses that would be appropriate for the C-2
(Office District). Staff proposed multi-family residences be allowed as a mixed
use with another permitted or conditional use and that single family
dwellings also be allowed. Attached is a copy of the August 26th report to the
Commission.
The Commission suggested multiple family dwellings be eliminated from the
proposed ordinance amendment and only existing single family dwellings be
allowed. The Commission also suggested staff draft a similar ordinance
amendment for the C-1 (Central Commercial) district which would address
residential development in the C-1 district and allow apartments and
condominiums as a mixed use with another permitted or conditional use.
The attached ordinance amends the C-2 district to eliminate residential
IIIdevelopment except for single family residential dwellings, which will be
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
October 28, 1997
Page 2
• The attached ordinance amends the C-2 district to eliminate residential
development except for single family residential dwellings, which will be
allowed as a conditional use. The C-1 district is amended to eliminate
residential development except for multi-family dwellings, which will be
allowed as a conditional use with the provision that business/commercial
uses occupy the ground floor below the residential use. Apartments and
condominiums are both considered multiple-family dwellings for the purpose
of the zoning ordinance.
The condition that business or commercial uses occupy the ground floor below
residential use in the C-1 district was included to address the Commission's
concern regarding the mix of commercial/business use and residential use. By
requiring commercial/business uses on the first floor, a mix of residential and
business/commercial uses can be provided, with convenient access for
pedestrian oriented businesses located on the ground floor.
Recommendation
It is recommended that the Planning Commission recommend approval of
Ordinance 97- amending the C-1 and C-2 zoning districts to eliminate
residential dwellings at R-4 standards as a conditional use.
•
•
s:\planning\scott\oa9711rv.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 AND Cl ZONING DISTRICTS
CASE NO. OA 97-11
CASE NO. OA 97-13
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:
11. C2 Office District
C. Conditional Uses
iii. Residential dwellings at R-4 standards
Section2. Section 900.12 (10) of the City of Elk River Code of Ordinance
• titled "Permitted, Accessory, and Conditional Uses" is hereby amended to
delete the following conditional use:
10. Cl Central Commercial District
C. Conditional Uses
vi. Residential dwellings at R-4 standards
Section 3. 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:
11. C2 Office District
C. Conditional Uses
iii. single family dwellings
Section 4. Sections 900.12 (10) of the City of Elk River Code of Ordinance
titled "Permitted, Accessory, and Conditional Uses" is hereby amended to add
the following conditional uses:
10. Cl Central Commercial District
C. Conditional Uses
vi. Multiple family dwellings provided:
• 1.that business/commercial uses occupy the ground
floor below the residential use
• Section 5. 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
•
•
s:\document\ordinanc\oa97-11.doc
,-fir --"\-K. _, ___, _.__ _ ,
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Item# 6.6 ___.
\''
�'I MEMORANDUM
lk River
TO: Planning Commission
FROM: Scott Harlicker, Planning Assistantiti
DATE: August 26, 1997
SUBJECT: Request by the City of Elk Ordinance Amendment River for
Zoning
Regarding C-2 (Office District) Uses,
Public Hearing Case No. OA 97-11
Request
Consider an amendment to the zoning code l hwould a
multi-
family dwellings, townhouses and two famyaW 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
Over
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 tprovide
iddietadistrict
stray ahich is
compatible with and may reasonably adjoin residential
ng
residential development at R-4 standards,maintain theerest in integrity and intment of
ily
housing increases, it will be difficult to mata
the C-2 district. The residential standards in the R-4 district are mly dwellings with no townhouses
III
with a maximum of 12 units per structure, ult am
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
7=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, bus_ness 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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