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5.1. PCSR 09-10-2008City of Elk River Item Number REQUEST FOR PLANNING COMMISSION ACTION 5.1. Agenda Section Meeting Date Prepared by Plannin Items Se tember 10, 2008 erem Barnhart, Plannin Mana er Item Description Reviewed by Request by Janet Adams for Rezoning to C-2, Public Hearing - Case No. ZC 08-02 Location 931 Main Street Introduction The applicant is requesting a zone change to the subject property in order to allow for a small business in the existing home. The business would allow the home to transition from a residence to a structure that would house up to 12 customers with space for scrap booking, quilting, and other, similar crafting events. Ms. Adams would not live in the home, so the business may not be considered a home occupation. Attachments • Location Map • Applicants narrative • Memo from Heritage Preservation Commission dated August 22, 2008 Action Re4uested Rezone the property to C- 2 Office Commercial to allow those uses, including personal service establishments. Planning Commission Action Morton by Second by voce Follow Up Casc File: ZC 08-02 Page 2 Location: 931 Main Street Zoning: R1(c) Land Use: OT (O1dTown) Adjacent N - R-4 Adjacent N - OT Zoning: E - C-2 Land Use: E - OT S-R1(c) S-OT W - R1(c) W - OT Site Area: Approximately .67 acres, or three lots 60 Day Rule: Action must be taken on this request by September 27 , 2008 Overview The subject property currently includes atwo-story house. The applicants propose to offer the house to up to 12 clients for crafting, e.g. scrapbooking, quilting, etc. The applicant does not propose to live in the home, so the use may not be considered a home occupation. Applicable Regulations Ke~onzng In reviezving 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 avhich the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. Analysis Rezoning the property from residential to commercial opens the property not just to the intended use, but to all commercial uses allowed in the given district. The expansion of a downtown commercial into the historically residential `core' of a community is a policy decision. Often, the use of residential structures for commercial uses is a way to respond to a dynamic commercial market, and keeping business downtown. There are several examples of this occurring to the immediate east of the subject property. (When the commercial economy shifts, or is relocated, the structures may revert back to residential) The Planning Commission and City Council may consider if the subject property is appropriate for this type of expansion, and if not, if there are more appropriate locations. The Comprehensive Plan recognizes the mixed-use character of the downtown by not defining a boundary between residential and commercial. S:\PLANNING MAIN\Case Files\'LC\ZC 08-02 Adams\ZC OS-02_PC.doc Case File: ZC 08-02 Page 3 Should the request be approved, the applicant property, including sufficient off-street parking. which is inadequate for the proposed use. will be expected to make improvements to the Currently, the property utilizes a shared driveway, Comments Received To date, Staff has received several calls against the proposed rezoning, many noting the need for additional parking, although some calls have noted concerns with shifting commercial further into the established neighborhood. No letters have been received in support or opposition. S:\PLANNING MAIN\Case Files\Z.C\ZC 08-02 Adams\ZC 08-02_PC.doc LIUNS PAN CENTER LIONS PARK i r \X \i r L` T ~~ ~~ ~ '~ - ~~ ~~ ~ ~~ ; ~ ~ ~ ~~ ~ ~, A ~ ~ ~~~ ; UKt L TARY `r ni zi ~~ i I ~ f! ; J i ii _ T ~~ -~- --~J'~ ( Y ~I p~ I/ l / ~ I/~I ~P L.~. ~~IE I ~ ~~~~~~1 A ~ ~ ~ ,-' X10 ~t / ~ ~~~\ SITE ~ ~~ ~~~~~~ T ~ I~ 1 -' ~ i,~ I -~1 , ,. I w~~~, ~'1`v -i ~ \~ ~ ~~ /> g1, -TAT ;. ~ ~. I r- ~ >th `. I 11~ O r~ ~I I~I~' D sal I Ilo I I I ~ ~ I ,~~ ''~ `' I 1 ~-_, ~ ~~\X Private Drives ~ Location Map N City of El -~-, "" Case Number: ZC 08-01 JANET ADAMS River To: Planning CommissionBoard of Adjustment, City Council From: Janet Adams Following is a description of the proposed business at 931 Main Street. Purpose: Requesting the re-zoning of 931 Main Street from residential to commercial. Scope of Project: The proposed business is a gathering place (retreat center) for quilting, scrapbooking ,etc. The house will be rented out to qualified people for a specific amount of time. Clientele will bring their projects and personal items. The business will supply much of the necessary equipment to pursue these activities. • Maximum number of guests is 12 with a 2 night minimum stay • Potential of being rented up to 46 weekends per year • Main portion of the house will be used similar to a bed and breakfast including use of the kitchen by the clientele. • The activity room is located at the rear of the house which is where the quilting, scrapbooking, etc would occur • Adequate parking is available • Proposed name is The Gathering. A discreet sign would be used to announce this. • Target market is adult women Need for zone change: The city planner recommended that a zone change be requested after reviewing a letter stating the intent and scope of the business proposed for 931 Main Street. It will be a commercial property because the house will be rented for the purpose of making a profit. Why is a zone change needed: The house will be used for business purposes and not a private dwelling. Consistency with Elk River Comprehensive Plan: • The houses directly east are already zoned commercial. The requested zone change would extend the commercial portion of Main St. There are no gaps in the commercial zoning on the south side of Main St. • There is commercial property across the street • There are multiple commercial properties within 350 feet as noted by the labels supplied by the county. • Elk River is promoting downtown as is indicated by planning and consenting to have constructed The Bluffs and Jackson Place • Elk River is attempting to draw businesses to the newly created commercial spaces • The proposed plan would bring in shoppers to existing businesses and help to support any new retail shops Compatibility with surrounding properties: • The property directly west of 931 Main St. remains residential. The proposed business would not compromise the appearance or integrity of the house, therefore, would not aesthetically compromise the residential houses. • 931 Main St. has historical value in Elk River and in its present location. The proposed business would maintain and promote those qualities. Benefits to the city of Elk River: • Increase awareness of historical downtown Elk River • Increase business at the downtown restaurants and bakeries • Increase downtown shopping • This type of clientele tend to return 1-2 times per year to retreat houses that offer local value and old world charm. This would create a consumer for Elk River that comes regularly for a few days at a time which allows them to explore and spend their discretionary dollars. Thank you for the time you have given to review this proposal. My very sincere hope is that as the governing bodies of Elk .River you will allow me to become a businesswoman in Elk River. I believe the potential is available. I also believe that this business can be an asset to the community. Historical Elk River has a unique charm and value that should continue to draw others into the area. I want to be a part of that vision. June 9, 2008 Dear Mr. Barnhart, My name is Janet Adams. I am presently an occupational therapist (OTR) at Fairview Northland in Princeton, MN. It has been my dream for some time to own and operate a business that hosts quilters, scrapbookers and other groups who love their craft. This business would involve having up to 12 guests staying at the property. The guests would either eat out, cook for themselves or have catered meals. The house at 813 Main St. is suitable to sleep 12 with some bathroom modifications. It has an area with a ground level entrance that is ideal for 12 crafters requiring only electrical modifications. There is adequate parking for vehicles. Guests would be asked to car pool. The integrity of the house both inside and outside would not be compromised. Hopefully, over time changes can be made to add additional charm to the exterior of the home to enhance its appeal on Main St. As this business has been planned, Main Street was specifically targeted as the place to be. It is important that the guests can walk to unique shopping and eating establishments. If the guests would choose to eat out for breakfast or simply bring it back to the house, Elk River has 2 of the best bakeries in the area. Kemper Drug not only has necessities but also is a lovely gift shop. The Antique Store and Uniquely Yours Market are of great interest also. As the new storefronts continue to fill, it will only add to the appeal. Three seasons of the year the downtown park is also a point of interest. By having a house that offers vintage old world charm, a comfortable crafting space, adequate off street parking and unique shopping and eating experiences, it is the plan to make Elk River the destination of choice for the target audience. What permits or other procedures are needed from the city to implement this plan. Please advise as to what needs to be done. Thank you, Janet Adams Home 763-263-7378 Cell 612-669-0263 j badams @ sherbtel. net MEMORANDUM TO: Planning Commission FROM: Heritage Preservation Commission (HPC) DATE: August 22, 2008 SUBJECT: Recommendation on Case No. ZC 08-O1; Request by Janet Adams for Rezoning from Rlc to a Commercial Rezoning The Heritage Preservation Commission reviewed the above request by Janet Adams on August 21, 2008. This home was built in 1926-1927 by Kenneth F. Davis, son of May Blanche and Andrew Davis. Andrew Davis was one of one of the prime movers for the organization of the Sherburne County Agricultural Society (county fair), serving as president. He was partner in Heebner Davis and Co. and after 1902 established Davis Bros. The house was then purchased by Dr. Huseth in 1940-1941. Dr. Huseth was a dentist in Elk River and was one of the original members of the Elk River Country Club. In style, this house is similar to the Houlton house on Main St which was built around the same time by Herman Middlestadt. The HPC recognizes proposed land use changes as a policy decision of the City Council. However, the HPC would like the Planning Commission to recognize its concerns it has on the expansion of the commercial district in this part of Elk River. Rezoning the property to a commercial would allow many different uses, including offices, retail, etc, all which have a potential to further erode the residential character of this long established neighborhood. The HPC sees this neighborhood as a historic, cultural asset of the community, and should the Planning Commission and City Council feel expansion of its commercial areas necessary, would encourage this expansion north of Highway 10. The HPC feels it is important to clearly define the line between residential and commercial in this area, and rezoning of the subject property would blur that line. Lastly, the HPC has concerns with the apparent "piecemeal" approach to rezoning in this area of the old town and feels before any rezoning away from residential should be considered in a larger plan.