6.3.- 6.6. SR 02-09-2004 - Laserfiche WebLink

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Memo to Mayor and City Council/Morcon February 9, 2004 Page 5 The purpose of the Highway Business land use classification is to provide areas for commercial uses that typically require access and visibility from the highway system. This land use classification is also intended to provide commerdal oppommities for business that serve a broader area than the city of Elk River. The proposed land use plan amendment is consistent with the Draft Comprehensive Land Use Plan. The proposed rezoning to Planned Unit Development is consistent with the proposed Land Use Plan amendment from Medium Density Residential to Highway Business. The proposed rezoning will include uses that are consistent with the purpose of the Highway Business land use classification. Since the 1994 and 1995 requests, a signal has been installed at 197~h 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 commercial 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 Council should note, however, that Ridgewood East 3rd Addition is located within the Urban Service District. This application is different from the previous applications in that it includes development plans. These plans include design elements, landscaping and street improvements that help mitigate issues that were identified in the previous applications. Conditional Use Permit The applicant is proposing a commerdal planned unit development consisting of the following: · 4 retail buildings totaling 80,786 sf. · 2 Class I (sit down type) restaurants totaling 11,500 sf. · 1 bank totaling 3,616 sr. The Council is being asked to approve the conditional use permit for the overall site plan for the project. The applicant will have to apply for separate conditional use permits as each lot is developed. S:XPLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc