5.2. PCSR 11-10-2009REQUEST FOR ACTION
To
Plannin Commission Item Number
5.2.
Agenda Section Meeting Date Prepared by
Planning Items November 10, 2009 Jeremy Barnhart, Planning Manager
Item Description Reviewed by
Request by James Enright for Zone Change from C3 Highway
Commercial to R4 Multiple Family Residential (Elk Motel,
13291 Iii hway 10), Public Hearin -Case No. ZC 09-02
Action Requested
The Planning Commission has three options:
1. They may recommend approval of the zone change as requested by the property owner and
initiate a comprehensive plan amendment. The approval of the zone change would be subject to
a land use amendment changing the use from Urban Residential to High Density Residential.
2. They may recommend that the Council initiate a land use amendment to change the land use
from Urban Residential to Community Commercial, to keep the existing zoning appropriate.
3. They may recommend the property be rezoned from G3 to R 1 or 2. This would be consistent
with the Land Use guidance, but inconsistent with the current use of the property and the owners
intended use of the property.
Background
The property owner has approached the City to rezone their property from G3 Highway Business to R-4
Multiple Family Residential. The property currently houses the "Elk Motel". The property owners wish
to convert the existing building into an apartment building.
It should be noted that if the City Council does approve the rezoning and appropriate land use
amendments, this is the first of many formal reviews of the project. Additional reviews for the land use
amendment (public hearing) and site plan approval (assuming apartments) will be necessary.
Financial Impact
None
Attachments
• Location Map
• Applicant's Narrative
Case File:
Page 2
General Information
Project Name
Application t~azne
Applicant James Enright
60 Day Rule The application has been deemed complete as of October 26,
2009. The City must take action by December 26, 2009.
Requested Action Rezoning from G3 to R 4
Location and Size Approximately 2.25 acres north of Highway 10, south of Lake
Orono.
Location Existing Use Land Use Plan Designation Current Zoning
Subject
Property 16 unit hotel Urban Residential G3
North Lake Orono Lake Orono Lake Orono
South Orono Park Open Space/ High Den. Res. R 1c/ R 4
East Bowling alley/
sm commercial Urban Residential G3
West Guardian
Angels Urban Residential p~
Overview
The property owner wishes to convert the existing 16 unit Elk Motel into an 8-unit apartment
building. To do this, they have requested a zone change; an 8-unit apartment building is a permitted
use in the R 4 zoning district.
Applicable Regulations
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In revieaving a proposed amendment, consideration shall be give~a to existing conditions zvithin the area directly and
indirectly affected by the proposal, tl~e conservation ofproperty values, the use to avhich the property affected is being
devoted at the time, and relevant provisions, if aTy, in the land use plan.
The land use plan governs zoning in the City of Elk River. The zoning must be consistent with the
land use plan. If they are not, one must be changed.
Analysis
In researching the request, it was noted that the underlying land use as published in the
Comprehensive Plan is Urban Residential, which is consistent with one ortwo-family residential, but
not an apartment building.
To permit the use of the property as an apartment, two things must transpire:
S:\PLA1\TI~fiVG A-111IIv`\Case Files\ZC\ZC C9-00 Enright\PC report 11-10-09.doc
Case File: Xx
Page 3
Project Name
Application name
1. The land use must change from Urban Residential to Nigh Density Residential.
2. The zoning must change from G3 to R 4.
The review of the request raises important land use questions. If one were to site desired land uses,
in general several factors are considered. In siting commercial uses, issues include visibility to high
volume highways, safe and efficient access to these highways, and appropriate size and configuration
for the desired use.
In this case, the use of the property as ahighway-oriented hotel is not longer profitable, due in part
to the access and lot configuration constraints. The property owners feel that the use of the
property as an apartment building (a destination use) would be a better use of the land.
From a global perspective, commercial land adjacent to the highway is a premium in the city, and
difficult to replace, especially within the built "core' of the community. Removal of property from
commercial to residential should be considered carefully.
Transportation
Part of the challenge to this property is the access. Currently, the property is accessed viw a
drivewaywest of the property, and another east of the property. This property has no direct access
onto Highway 10. This property is not expected to gain an individual access.
Due to the access constraints, destination uses appear to be more appropriate.
Motion by Second by Vote
Follow Up
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Description of Project Narrative (page 3)
1. Description/Scope of project. Convert existing 16 Unit Motel
into an 8 Unit apartment complex.
2. Reason for change- to Rezone from Res.frc Hstd comm to R4
Residential.
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3. Economy/ Loss of business
4. Very compatible with existing surrounding residential
properties. Lake Orono apartments & Guardian Angels town
homes.
5. Benefit to city. Long term residents, support local merchants.
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