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4.0 PCSR 04-12-2005 . . . Item # .4 MEMORANDUM TO: Planning Commission __ ~. Scott Harlicker, Senior Planne~ April 12, 200S FROM: DATE: SUBJECT: Workplan for the Development of the South Side of 17Sth Avenue Attachments Minutes from the January 25th Planning Commission meeting Minutes from the March 7th City Council meeting Back~round At the City Council meeting held on March 7th, the Council denied Joel Larson's request to change the land use and zoning of a 6 acre parcel on the south side of 17 5th Avenue. He had requested a land use amendment from Rural Residential to High Density Residential and a zone change from Ria (Single Family Residential) to R3 (Townhouse District). Following that discussion, the Council directed staff to work with the property owners and the Planning Commission to put together a plan for the overall development of the 80 acres on the south side of 17Sth Avenue. Proposed Workplan Staff is suggesting the following workplan to guide the discussion: May Planning Commission Workshop Meet with property owners and Commission to discuss issues, go over possible road alignments and get input regarding land uses. . . . June Planning Commission Workshop Meet with property owners and Commission and present alternative concept plans for overall development of the area. July Planning Commission Workshop Incorporate Commission and property owners comments into final concept plan to be presented to the City Council in August. Requested Action Staff is requesting that the Planning Commission approve the proposed work plan. ..---- . . . Planning Commission Minutes January 25,2005 Page 5 REQUEST BY THE CITY OF ELK RIVER FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A MUNICIPAL LIQUOR STORE, CASE NO. CU 04- 40, WITH THE FOLLOWING CONDITION: 1. THE DESIGN FEATURES ON THE WEST ELEVATION BE REVISED TO BE SIMILAR TO THE REMAINING ELEVATIONS. MOTION CARRIED 6-0. 5.5. Request by Joel Larson for Land Use Map Amendment to Change Land Use from LR Low Density Residential to :MR Medium Density Residential, Public Hearing - Case No. LU 04- 06 5.6. Request by Joel Larson for Rezoning from Ria Single Family Residential to R3 Townhouse/Multiple Family Residential, Public Hearing - Case No. ZC 04-11 Senior Planner Scott Harlicker explained that the applicant is proposing to develop a 6.4 acre parcel into 32 townhomes. TIlls will require a Land Use Plan amendment to include the parcel in the Urban Service Area, a rezoning from Ria to R3, and eventually preliminary/final plat (at a later date). Mr. Harlicker reviewed the existing conditions and history of a previous request to include this site in the Urban Service Area. Mr. Harlicker discussed the issue of timing and whether or not additional lots south of 175th Avenue should be included as well. He also discussed the issue of zoning the property to R4 since the land use designation is High Density Residential. Commissioner Stevens stated that the Commission discussed at their worksession, placing the entire 80 acres in the Urban Service Area. Ms. McPherson suggested that the Commission make a separate motion to the Council, if that was their recommendation. Commissioner Westgaard asked why the request was denied previously. Mr. Harlicker explained that at that time both the land use and the zoning were designated low density, and the surrounding property owners were against it. The zoning has since be changed to High Density Residential through the updated Comprehensive Plan. Chair Ropp opened the public hearing. Joel Larson, applicant - Stated he was present to answer questions from the Commission. There being no public comment, Chair Ropp closed the public hearing. Commissioner Scott stated that he had no issue with the request, but questioned many other requests they will receive for 5 - 10 acre parcels to be included in the Urban Service Area. Commissioner Westgaard stated he shared the same concern, and it seemed as though this small "chunk" had been left out. Commissioner Lemke concurred. Ms. McPherson stated the Commission needs to act on this request for the single parcel. Commissioner Stevens stated that it makes sense to include the adjacent parcels, given the close proximity to the transit/commuter rail station site, however he had concerns regarding the amount of wetland in this area. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER OFFERMAN TO RECOMMEND APPROVAL OF THE REQUEST BY JOEL LARSON TO INCLUDE CERTAIN PROPERTY AS . . . Planning Commission Minutes January 25,2005 Page 6 DESCRIBED IN THE URBAN SERVICE AREA, CASE NO. LU 04-06. MOTION CARRIED 6-0. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER OFFERMAN TO RECOMMEND APPROVAL OF THE REQUEST BY JOEL LARSON FORA REZONING FROM RtA TO R3, CASE NO. ZC 04-11, BASED ON THE FOLLOWING FINDINGS: 1. THE PROPOSED ZONING WOULD ALLOW FORA TRANSITION FROM POTENTIAL HIGHER DENSITY RESIDENTIAL ON THE WEST TO THE LOWER DENSITY RESIDENTIAL TO THE EAST AND NORTH. 2. GIVEN THE PROXIMITY OF SINGLE FAMILY RESIDENCES TO THE NORTH AND NORTHEAST, THE R3 DENSITY, WHICH ALLOWS ONLY UP TO 8 UNITS PER ACRE, IS MORE APPROPRIATE. 3. DEVELOPMENT AT R3 DENSITY WOULD ACT AS A BUFFER BETWEEN THE SINGLE FAMILY RESIDENCES AND FUTURE HIGHER DENSITY DEVELOPMENT TO THE WEST. MOTION CARRIED 6-0. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER OFFERMAN TO RECOMMEND THAT THE CITY COUNCIL CONSIDER INCLUDING THE REMAINING ADJACENT PARCELS IN THIS 80-ACRE TRACT LOCATED SOUTH OF 1751H AVENUE, IN THE URBAN SERVICE AREA. MOTION CARRIED 6-0. 5.7. Request by William Matthews for Conditional Use Permit for Auto Repair Facility. Public Hearing - Case No. CU 04-4i Ms. McPherson presented the staff report by Planner Chris Leeseberg for a request by William Matthews to operate an auto sales business at 950 Highway 10 (Martin Plaza property). She noted that sales will specialize in late model, low mileage used cars and classic cars of the 50's through the 70's. Ms. McPherson explained that the site will primarily be used as a retail meeting space to sell autos and most of the vehicles will be stored off site. A limited number of late model used vehicles will be displayed on the site, not to exceed more 10 vehicles at one time. She reviewed the site plan, parking, number of employees (1), hours of operation and signage. Staff recommends approval of the request with the five conditions listed in the staff report. Commissioner Stevens asked if any cars would be on the site overnight. Ms. McPherson stated that the late model vehicles would be displayed on the site until they were sold, and the classic cars would be stored in an off site indoor storage facility and transported to the lot by appointment only. Commissioner Offerman asked what types of uses are at the site now. Ms. McPherson stated that the site has a mixture of small retail, office and personal service establishments and that this would be a new use. Commissioner Stevens stated that he has observed vehicles parked there overnight. Ms. McPherson stated that staff will inspect the site for possible code violation. ~.,__ _~ on . . . City Council Minutes March 7, 2005 Page 2 4. Open Mike No one appeared for Op~n Mike. 5.1. Request by Joel Larson for Land Use Amendment and Rezoning Senior Planner Scott Har~icker submitted the staff report. Mr. Harlicker stated that the applicant is requesting a l~d use amendment to include a 6.4. acre parcel of land in the Urban Service District an~ a zone change from R1a (Single Family Residential) to R3 (Townhouse District). Mt. Harlicker provided an overview of the proposal. Mayor Klinzing opened tre public hearing. Ijaz Osman, 10616 175th l\.venue NW - Stated that he would like the Council to delay the decision to add this ptoperty into the Urban Service District as he would like to I see. the entire area consid~red as a whole when a development plan comes forward. Dale Robinson, 10714 1~5th Avenue NW - Stated that he is concerned that residential homes will sit in the mid41e of the townhome development and he would also like to see the area developed as * whole. Mayor Klinzing closed th~ public hearing. Councilmember Motin st~ted that this area will be included in the Urban Service I District in the future but it may be premature to include it at this time. He stated that he disagrees that the parc~l is large enough to be developed on its own as the area is meant to be high density.! Councilmember Motin stated that his preference would be to see the area be developed as a larger piece and it doesn't make sense, especially from a street system point-of-v~ew, to have the Urban Service District piece mealed in one parcel at a time. CouncilJ11embers Gumphrey and Farber concurred. Mayor Klinzing stated th~t she also agreed that it doesn't make sense to add this area to the Urban Service Distri4 at this time because only one property owner is requesting it be added and that she would like to see the entire area added to the Urban Service District at the same time. ! Councilmember Dietz in~cated that a developer cannot be forced into purchasing properties that he doesn't! want and questioned if the Council would allow any of the properties to be develope41 if the developer does not buy them all. He stated that he didn't believe adding this m-ea to the Urban Service District now would affect the property owners until th~y decided to sell their homes. Councilmember Motin iridicated that by approving this request, development of the entire area could be affect~d. . . . 3 7,2005 concerns "spotzonmg" the area transportation needs could be addressed. Administrator Pat Klaers would to see happen in with neighbors to come up at a Council W orksession. Council provide staff direction as to what area and staff and Planning Commission can this area and bring it back for MOVED BY COUNCILMEMBER MOTIN AND SECONDED BY COUNCILMEMBER FARBER TO DENY THE REQUEST BY JOEL LARSON TO AMEND THE COMPREHENSIVE PLAN TO INCLUDE A 6.4 ACRE PARCEL OF LAND IN THE URBAN SERVICE DISTRICT BASED ON THE FOLLOWING FINDINGS: · THE PROPERTY IS NOT CURRENTLY IN THE URBAN SERVICE AREA NOR IS IT ZONED PROPERLY. · THAT ALLOWING THE PROPOSAL AT THIS TIME WOULD DETRIMENTALLY AFFECT NEIGHBORING PROPERTIES BY PLACING HIGH DENSITY NEXT TO SINGLE~FAMILY HOMES, ADVERSLY AFFECTING VALVES OF NEIGHBORING PROPERTIES, AND REDUCING PLANNING OPPORTUNmES FOR THE IMMEDIATE AREA. · THE PROPOSAL BY ITSELF DOES NOT MEET THE PURPOSE OF HIGH DENSITY DESIGNATION, FOR TO DO SO WOULD REQUIRE AN OVERALL PLAN FOR THE SURROUNDING AREA. MOTION CARRIED 4~1. Dietz MOVED BY COUNCILMEMBER MOTIN AND SECONDED BY COUNCILMEMBER FARBER FOR PLANNING STAFF AND THE PLANNING COMMISSION TO WORK WITH NEIGHBORS TO COME UP WITH A PLAN FOR THE AREA TO BE BROUGHT BACK TO THE CITY COUNCIL AT A FUTURE WORKSESSION. MOTION CARRIED 5.0. 6.1. Administrator Pat indicated that Certificate of Achievement for Fiscal Year. Mr. Klaers but m of Elk River for 2003 is Annual Report (CAFR)is considering that . . . Proposed Housekeeping Language, OA OS-07a Section 30-938 Architectural standards (2) Exterior bUildini'!~~~:> <<. ... ........ .Tn.TTTT.... ........................ . ... R'--'%lttw"-'--"W~,;{.?!w.~',,:~,~~y":~;~;\P'--- -- ___________u_u - - - --- -------- - --iV'~9id'::',M%tfi%;%k"ff4t . a. In R 3 and R 1;~lIIr..~ 26fteS, 100 percent of the extenor building finish shall consist of m.aterials eompltfa-hlc in grade and quality to the materials on the H3t of exterior building finishes in subsection (2)b of this section. b. Approved exterior building finishes are as follows: 1. Face brick. 2. Natural stone. 3. Glass. 4. Wood. 5. Stucco. '\lp..((9t!:?~;' 6. III Aluminum lap sidin . 7. Ma30mte. 8. Vinyl 9. Integrally colored split face (rock face), burnished or glazed concrete masonry units (excluding plain or painted) Specially de3igned preeast eoneretel:lfiit3 or concrete bloeb, only if the 3urfacc3 ha...~e been integrally treated 'tVith an applicd decorative m.aterial or texturcd. (3)' M-ROo/i~;:;;n~;;s~;:d;~c~:~c~alili,...il.Y..I.~~~~~~{;.roo~~I~~~ll consist of materials compltfablc in grade aad qtlll:lity to a shingled, .~__. or membrane roof.