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Iem 5.3 • Item # 5.3. City of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne I4 if DATE: November 26, 2002 SUBJECT: Case No. ZC 02-09 Request by James Boutin and William Dahlheimer for Rezoning Request • Consider a request by James Boutin and William Dahlheimer to rezone certain property from C2 (Office district) to Cl (Central Commercial) Location 503 Jackson Avenue and 515 Jackson Avenue Zoning/Land Use C2 (Office District) / CB (Central Business) Attachments • Location map • Tax parcel map • Zoning map • Land Use map • Allowed uses in the Cl and C2 Zoning Districts • Letter from applicant • Letter from Paul and Deb Hatlestad, owners of Furniture Plus III Memo to Planning Commission/ZC 02-09 November 26,2002 Page 2 . Overview The applicants are requesting a rezoning of their properties from C2(Office District)to Cl. (Central Commercial).The properties are located on the west side of Jackson Avenue about 180 feet south of the entrance to Lions Park. Each lot is 100'X 150' (15,000 square feet). The land use on the property to the west of these lots is Elk River Machine;the land use to the south is the Sherburne County Highway Department;the property to the north is vacant and the properties on the east side of Jackson Avenue are single family residences. The adjacent zoning districts include C2 (Office District) to the north, C1 (Central Commercial)to the south,R2(Two Family Residential)on the east side of Jackson Avenue and PUD (Planned Unit Development) to the west. Each lot has a building on it. The building at 503 Jackson Avenue includes office space and the building at 515 Jackson Avenue includes office and retail space. The office uses are permitted uses in the C2 zoning district;the retail space is not an allowed use.However,the retail space is a permitted use in the C1 district,as is professional office space.Attached are lists of the allowed uses in the C 1 and C2 zoning districts. Analysis Purposes of the C 1 and C2 Zoning Districts • Listed below are the stated purposes of the Cl and C2 zoning districts.Both districts allow similar uses but the em phasis of the Cl district is traditional downtown uses and the emphasis of the C2 district is office and service uses. Cl District "The Central Business District(CBD)is appropriate for retail,service,and commercial uses to serve the shopping and service needs of the residents and surrounding community as distinguished from highway service uses. The CBD is intended to encourage uses and designs that are consistent with the historic character of the CBD. Emphasis should be placed on pedestrian access and design standards with flexibility to preserve the historic character of the CBD.Uses should be designed to eliminate any nuisance or incompatibility with surrounding uses." C2 District "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." • S:\PLANNING\Case Files\ZC 02-09 Boutin-Dahlheimer\zc02-09pc.doc Memo to Planning Commission/ZC 02-09 November 26,2002 Page 3 • Given the location of these parcels,the adjacent land use designations and zoning districts, and the surrounding land uses,both of the above purposes could apply to the parcels under consideration for rezoning. Compatibility with adjacent zoning districts and land uses The proposed rezoning to Cl could be considered as an extension of the existing Cl zoning to the south.The proposed rezoning to CI.would also be compatible with the PUD zoning to the west as well as the C2 zoning to the north. The proposed Cl zoning would also function as a buffer between the R2 zoning on the east side of Jackson Avenue and Elk River Machine to the west, same as the current C2 zoning does. Consistency with the Comprehensive Plan The land use designation for these two parcels is CB (Central Business). The current C2 zoning is consistent with the land use designation of CB. Rezoning these parcels to Cl would also be consistent with the Comprehensive Plan land use designation of CB. Recommendation Staff recommends that the Planning Commission recommend approval of the proposed rezoning to Cl based on the following findings: 411 • The proposed rezoning is consistent with the Comprehensive Plan land use designation of CB. • The proposed rezoning is an extension of the existing Cl zoning district. • The proposed rezoning is compatible with adjacent zoning districts and land uses. • S:\PLANNING\Case Files\ZC 02-09 Boutin-Dahlheimer\zc02-09pc.doc Lz,-_, i-P- 1-b D . c 81 AD iii li ' 41111111110 1.. > .,,m , , 8 INEZ: w ,-, :1- -, U Q _ 1" 1 - L 0 \ ' S 6t ST. 9ARK v SITE ‘1*-,:;1 imimi t� 0 7 u d 1TH ST. ri', lib , , 11C) , &.-S0:4) l r 0 1.7 Ith \, -6. MEM -\-0\- "9 ak 4 lis P •4Sk 741111111 4 M ♦ �� ago 1r 1�� ! "4 lbw "..._. . as aft if.. , 1,1%,,,,,,„. . milt ..,„ /rf/A V g r i ff&,,/ iiiii, k ilift I 3 - 1 si mil Roil" le earn* N "1111°' llit 1 ,...- _ km& iss....., _ is o'- i&.. Location Map FI N River Case Number. ZC 02-09 BOUTIN/DAHLHEIMER 0 • • I ; S. 1 /2 N. 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IJI ll • �.. c "154!3:146G11' ■a i TO © t, �.G"i112 "'sQig!':i[17 ��1�-IVER .ra':11j5".4.,,..,,,,_ir)14� "t14:4111 /\ 7 r0Cts Ilk .L 4': ;;airi9ta`�l arWli6-„ PLAZA.. ; x.1/1[:+. --- !��o=mac- , _ � ..,....,9fi n+ ' � • I'1 ; rP"'JJII�� . .�4 . .,:far :u• .��fIR4el:"T�Si!„ c 4 R/3/ER �" " '� ,u i•• 15 irt's i �• afar sem' PLAZ- � •.. .Niii �� �-!� .Ii !.• ....- Bra ice!r. Fill: !IL., D �. ,.�to- r ilk .�I�It+y/�`��—a'? ,k i-72 1�`'.'1, i- 1 ax 0,o gnu■I 115iU�' �+ '�":a_r� ;'117 .�� _ -s- 1 1 R'�r.�t '1...0,4 s�� 1•� ca ,. tt 1. 4\\ avi(� 'Y f�.,a �qUa �. , two � �a• �. r �� ■ s �l� SwF-. �� f+_f1 ,S :, �: S �'1� -"Ili 111111 UMW MI „�� gram •1 e i 1lle i -mac r n'- ■■.- -, o.. \ \ Ii�'��I�,1��9■v . 7?-p-1 - �S "41 �1�c! 1�1+ 'i_ ..,...w.r, \ LI �,,� ■,en , 1,1,78 "r� =ifiat +� ``..,IRim 1111141uni.r;,� ss& i�` 1. .. \ =,���. }-- �- ��egrtzgotail - .a- ®■:111: firm ���0��i •n r 1 • `f'vi r -,44„. .4, N WM I, '1 i"' 9' �'Hlai .. \ IL 41t 4&. biat.11.1, ,� _.SFr _ ` 1 pr.4 0 , H • I I >: ri I7p n a i "1t Clap ØiS-triiF • A. Permitted Uses i . Governmental, business and professional offices ii . Financial institutions iii . Retail stores and shops iv. Personal service Establishments v. Outpatient health care facilities vi . Hotels vii . Restaurants, (Class I) viii . Public parks ix. Sale of firearms 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 . Nonprofit clubs, lodges or halls ii. Licensed daycare facilities iii . Institutional uses iv. Motor vehicle service stations v. Commercial parking lots and ramps vi. Multiple family dwellings provided: a. that business/commercial uses occupy the 110 ground floor below the residential use vii. On-Sale liquor establishments 9. 39 " . 6611111 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. Single Family Dwellings iv. Financial institutions v. Funeral parlor vi . Boarding house vii . Governmental buildings and facilities viii . Therapeutic massage and sauna establishments • • • io—a s C'c 11P , 515 Jackson Ave. pElk River, MN 55330 y 8 HE ,911:1 3 763(402)441-1499 • • Dear Planning Commission &City Council members, This is a requist by James Boutin at 515 Jackson Ave. & William Dahlhiemer at 503 Jackwon Ave. for a zone change at the above addresses. The change from C-2 to C-1 is not a drastic change, seeing that it is only extending C-1 by two lots, and C-1 is also accross Jackson Ave. south two lots. With the growth of Elk River this seems to be a logical and an inevitable expansion of C-1. The lots and building size will limit the type of business that is able to open it's doors, thus having a limited impact on the area. Thank you very much for your consideration, • Respectfully Yours, es Boutin • • (011,922 61- 1)2a/L/ 691(nm, Lti; eilli:_)A^0 0JY-di ()_,Lp • / .1 Lathal AZI-0.1 /(i&k:,1}-ed 4e /.1w4 deo:Ora, / alX/11/aJteiy. u_d/12a- 11' S 1 4 /' 2JO' )1° WOthi OA ,' 9a-,e0 )4J,. .7z.J_ (_ • . 3 izk), • 1. 0/1 ; 1 / 1 0,4 ,.t/ zomi) ik-v/9 / atw eat/wv / ' 1'1 slifx* 0 z,/ 1".2)±,&(/ tl 1 _ '/ .1/ „ 40 - /22U6/0 1Z-Zh:2,- �, /a,CSL ��l i ,44°. / ,, " / s I .61Z/ ZZIA / , // 1116d7 Q-L e 1 //d 'f1/ • •