5.3. PCSR 12-08-2009REQUEST FOR ACTION
To
Plannin Commission Item Number
5.3.
Agenda Section Meeting Date Prepared by
Planning Items December 8, 2009 Jeremy Barnhart, Planning Manager
Item Description Reviewed by
Request by James Enright for Land Use Amendment from
Urban Residential to High Density Residential (Elk Motel,
13291 Hi hwa 10), Public Hearin -Case No. LU 09-02
Action Requested
Amend the Comprehensive Land Use Plan for the subject property from Urban Residential to High
Density Residential.
This will allow the property to be rezoned from G3 (Highway Commercial) to R 4 (High Density
Residential) and allow the existing 16-unit hotel to be converted to an 8-unit apartment building. Site
plan approval of the apartment conversion is not part of this request.
Background
The property owner has approached the City to rezone their property from G3 (Highway Business) to R
4 (Multiple Family Residential). The Planning Commission and Council reviewed the rezoning request at
the November meetings. The need to amend the Comprehensive Plan was not noted prior to publishing
the public hearing, requiring additional meetings.
At the November 16, 2009 Council meeting, the three members present reviewed the rezoning request,
and two of the members felt the necessary changes were appropriate. However, the Council requested
further information regarding the redevelopability of the bowling alley and the other, smaller parcels
adjacent to the subject property.
It is important to note that an amendment to the Comprehensive Plan requires 4/5 vote of the Council
for approval.
Financial Impact
None
Attachments
Location Map
• Applicant's Narrative
Case h'ilc: I,U 09-02
Page 2
General Information
I?lk ivlotel
Land Usc Amendment
UR to }ligh Density Residential
A lieant 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 Land Use amendment from UR to HDR. Rezoning from C-3
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
$Ubjeet 16 unit hotel Urban Residential C-3
Property
NOrth Lake Orono Lake Orono Lake Orono
$OUth Orono Park Open Space/ High Den. Res. R-1c/ R-4
East Bowling alley/ Urban Residential C-3
sm. commercial
West Guardian Urban Residential PUD
Angels
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
Reryonin
In reviezving a proposed amendment, consideration shall be given to ea~zsting conditions avitbin 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.
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
The review of the request raises important land use questions. In siting commercial uses, generally
three main needs must be satisfied to afford strong commercial growth: 1) Visibility to adjacent
highways and traffic, 2) Access to these highways, and 3) Lot size and configuration for the desired
use.
S:APLANNING MAIN\Case riles\LU\LU 09-02 F.lk Motel\PC report 12-08-09.doc
Casc Filc: LU U9-02 Blk Motel
Page 3 Land Use Amendment
_________ UR to Nigh llensih~ Residential
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.
In the opinion of the property owner, the use of the property as ahighway-oriented hotel is no
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.
After analysis, Staff suggests that the use of the property as high density residential would be
appropriate. While excellent visibility is available, the other two principle needs of commercial
property (access, and space) are not available. The configuration of the lot limits the size of the
buildings, allowing primarily small, narrow buildings, and due to the access constraints, likely would
not encourage destination offices, hotels, and small strip malls. While these limitations do not
prohibit commercial development, they likely will limit the success of commercial endeavors.
With the lake views, there is great potential to create high quality apartment homes on the subject
property. Further, adjacent to the Guardian Angels facility to the west, the apartment building will
sere=e as a buffer from the future commercial development to the east.
It is important to note that with any increase in productivity of the Elk Motel site, noise and traffic
will increase, impacting the Guardian Angels facility to the west.
Transportation
Part of the challenge to this property is the access. Currently, the property is accessed via a driveway
west of the developable portion of the property. It is anticipated with the future development of the
adjacent parcels to the east, including the bowling alley, that access will be provided to the subject
property, likely via an easement.
Action Motion by Second by Vote
Follow Up
S:API,ANNING MAIN\Case Files\LU\LU O)-U2 Elk Motel\YC report 72-118-09.doc
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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. /
Pik v ~:~'~ ~° ~ ( y
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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