4.2. PCSR 10-22-2019Request for Action
To Item Number
Planning Commission 4.2
Agenda Section Meeting Date Prepared by
Public Hearing October 22, 2019 Zack Carlton, Planning Manager
Item Description Reviewed by
Sun Rae Apartments LLC / Pat Briggs - 17354 Chris Leeseberg, Senior Planner
Zane St. NW
Reviewed by
Ordinance Amendment to allow Auto Sales in
the FAST – The Point Zoning District, Case
No. OA 19-09
Action Requested
Recommend, by motion, denial of the proposed ordinance
amendment as the use is not consistent with the Comprehensive
Plan.
Background/Discussion
The applicant, Sun Rae Apartments LLC, has requested approval
of an ordinance amendment that would allow auto sales at the
former Saxon Motors property. The property previously operated
as an auto dealership, but has not had an authorized use for nearly
10 years.
The property was included in the Focused Area Study (FAST)
boundary in 2010, and subsequently guided for high density
residential uses. The Comprehensive Plan, updated in 2014,
formally adopted the FAST guidance into the Land Use plan, and
the city rezoned all properties within the FAST land use district in
2016 to be consistent with the guidance from both documents.
Applicable Regulation
In reviewing a proposed amendment, consideration shall be given to existing
conditions within the area directly and indirectly affected by the proposal, the
conservation of property values, the use to which the property affected is being
devoted at the time, and relevant provisions, if any, in the land use plan.
Nothing of significance in the area has changed since approval of the FAST plan in 2010, adoption of the
Comprehensive Plan in 2014, or rezoning of the property in 2016 to facilitate an amendment to allow a
high impact commercial use on a property guided for residential.
Staff does not support changing the ordinance as the city has already seen a number of plans showing
residential uses are feasible on the property.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
Financial Impact
None
Statutory Review Period
Per State Statute §15.99, the required 60-day review period ends on November 29, 2019.
Attachments
Location Map
Applicant’s Narrative
City Maps
171st. Avenue Focused Area STudy146
DEVELOPMENT CHARACTER
Figure 6.1: Development Character - Sub Area Diagram
Development Character - Sub Area Diagram
175th Avenue
165th Avenue
173rd Avenue Twin Lakes Parkway10 / 169 Highway
37171st. Avenue Focused Area STudy
DEVELOPMENT FRAMEWORK
Figure 5.2: Future Development Framework Plan
Future Development Framework PlanNorthstar Business Park
Elk River Station
RDF Plant
175th Avenue
173rd Avenue
171st Avenue Twin Lakes Parkway10 / 169 HighwayMississippi River
Sec. 30-1587. - Focused area study (FAST).
The focused area study (FAST) district is established to provide land use, architectural, and bulk
regulations to the 900 acres of property located on each side of Highway 10/169 between 177th
Avenue and 185th Avenue.
The FAST is intended to incorporate the findings and recommendations developed from the
171 st focused area study and as amended from time to time. Because of the diverse range of
activities envisioned within the district, all within a common master plan, zoning is regulated
through the development of sub-zones. The subzones are:
(A) The Point
(B) The Pinnacle
(C) North Business Park
(D) Hillside Heights
(E) Office Village
(F) River West Residential
(G) Hwy 10/169 Service Commercial
(H) The Hinge
(I) East Elk River Gateway
(1) The Point (A) .
a. Purpose. Subzone "A" is established to provide an environment for high density
residential development and to maximize the recreational and aesthetic benefits of the
river. Most development is less than three stories.
b. Permitted uses are as follow:
1. Licensed daycare facilities (16 or fewer children).
2. Model homes in compliance with section 30-800.
3. Public parks.
4. Residential, duplexes.
5. Residential, multiple-family.
6. Residential, single-family.
7. Residential, triplexes.
8. State-licensed residential facilities or housing.
c. Accessory uses are as follows:
1. Accessory structures (provided the materials are the same as those of the existing
principal structure).
2. Public shelters.
3. Signs as permitted in section 30-851 et seq.
d. Conditional uses are as follows:
1. Boardinghouses.
2. Business offices.
3. Development of property within the 50-foot setback of the wild and scenic river
district.
4. Institutional uses.
5. Licensed day care facilities (17 or more children).
6. Nonprofit clubs.
7. Outpatient health care facilities.
8. Professional offices.
9. Townhomes (maximum 12 units per structure).
e. Bulk regulations. Bulk regulations are listed in section 30-1588.
f. Architectural standards. Architectural standards are outlined in section 30-938.