6.5. & 6.6. SR 08-18-2003 - Laserfiche WebLink

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Memo to Mayor and City Council/ZC 03-04/LU 03-02 August 18, 2003 Page 4 commercial site for additional goods and services. At this time, the land use plan under consideration by the Task Force does not designate this site as commercial. Analysis In reviewing the request for the land use and zone change, the Planning Commission should consider whether conditions have changed to warrant the request and whether or not the zone change would have adverse impacts on adjacent properties. The purpose of the C3 District is "to recognize the need for commercial establishments on or serving with immediate access to major highways. Permitted land uses should take advantage of the highway access in a manner which other business districts are not afforded. In addition to retail and commercial uses, quasi-industrial, and wholesale enterprises that do not meet an industrial setting and have considerable customer contact are acceptable in the highway commercial district." Since the 1994 and 1995 requests, a signal has been installed at 197th Avenue, providing safe access to the highway. The available commercial sites noted in previous staff reports have been developed. The attached map illustrates the remaining commercial sites within the City of Elk River. Most of these sites are 1 - 4 acres in area and do not lend themselves to medium size retail developments which may choose to locate elsewhere. The subject property has good highway visibility and, with a frontage road through the development, could see traffic impacts to the Brentwood neighborhood reduced. There does however, remain the issue of the two single-family homes directly adjacent to the subject property. There is, however, mature vegetation along and within Block 3 of Ridgewood East 3rd Addition. Should this vegetation be maintained and enhanced, the single-family homes could be effectively buffered from any commerdal development. Utilities can be extended to the site without requiring the non-sewered neighborhoods of Ridgewood East 3ra and Brentwood to hook up to the same. The Commission should note, however, that Ridgewood East 3ra Addition is located within the Urban Service District. Planning Commission Action At the Planning Commission meeting of July 22, 2003, a number of Brentwood residents were in attendance and spoke against the requests for the following reasons: .'. The developer indicated in the past that the site would be either residential or used as a park. .'. The Outlot should be subject to the same covenants as the remaining lots in Brentwood. .'. The City does not need additional commercial development; there are commercial buildings in Elk River that are vacant. .'. There would be increased traffic in the neighborhood that would impact the residents. .'. There would be increased noise levels. S:\PLANNING\Case Files\2003\ZC 03-04 Dennis Anderson\8-18 CC memo.doc