4.2 PCSR 05-08-2012 - Laserfiche WebLink

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Case File: 12-08 Page 3 Elk River Station II The process to amend a Planned Unit Development is through a Conditional Use Permit. The standards above apply, although the Planning Commission is asked to consider them in more general terms. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. ANALYSIS The applicant proposes to change the allowable uses to include residential, specifically an apartment building. Staff is not supportive of a change in land use merely due to a poor economy. Part of the benefits of zoning is to establish areas within a city for different uses, densities, and infrastructure needs. These areas will be developed over time, providing for the logical evolution of the city. As different sectors (residential, commercial, industrial) peak and valley, their growth does not eliminate opportunities for the other sectors. In this situation, the PUD for Elk River Station, developed well before the train station was approved, anticipated `trips' to and from the commuter rail station supporting commercial planned. In addition to the subject parcel, four other commercial parcels were planned, including a .day care business. In reality, commuter rail uses traditionally do not visit. shops near a station; they tend to get in their car and go. The habits. of a commuter rail user differ greatly from that of a light rail uses, with more frequent daily stops, and a smaller service area that is covered by walking. A commuter rail station generates 10 stops or so a day (5 in the AM, 5 in the pm); not a volume necessary. to support these businesses alone.. It became evident during the Focused Area .Study (FAST) planning .process that an idea for retail immediately adjacent to the train station was not likely to be successful; in fact the FAST study identifies the subject area as Transit.Center, and includes residential uses. To build an apartment building on the subject parcel, the following applications will need to be .processed, at minimum: -The property will need to be platted (public hearing) -A Conditional Use permit will need to be approved for the building (public hearing). Natural Resources The site is covered by trees; most, if not all, of these trees will be removed for development. Parks Through the platting process, the Park Commission will identify the park dedication requirements. Access Access to the site will be further studied, but is expected to incorporate the existing drive off of Twin Lakes Road, shared with the commuter rail parking lot. ATTACHMENTS ^ Location Map ^ Applicant's Narrative ^ Location Map N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-08 Duffy-Depot ER Station\CU 12-08 Depot II SR to PC 5-8- 12.docx