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Memo to Mayor and City Council/Menard, Inc. <br />April 19, 2004 <br />Page 3 <br /> <br />Analysis <br /> <br />Land Use Amendment and Zone Change <br /> <br />To proceed with their expansion plans, the applicant must change the land use designation <br />of Outlot A, Hillside Estates 10th Addition from MR (Medium Density Residential) to HB <br />(Highway Business). The zoning must be changed from Rlc (Single Family Residential) to <br />PUD (Planned Unit Development). Outlot A was included in the preliminary plat of Hillside <br />Estates 8~ Addition as 9 single family lots. <br /> <br />In reviewing the request for the land use and zone change, the Council should consider <br />whether conditions have changed to warrant the request and whether or not the zone <br />change would have adverse impacts on adjacent properties. <br /> <br />The purpose of the Highway Business land use classification is to provide areas for <br />commercial uses that typically require access and visibility from the highway system. This <br />land use classification is also intended to provide commercial opportunities for business that <br />serve a broader area than the city of Elk River. The proposed land use plan amendment is <br />consistent with the Draft Comprehensive Land Use Plan in that it will provide additional <br />land that is designated for highway businesses that is contiguous with existing highway <br />business property and will enable Menards to update their facility and remain competitive. <br /> <br />The proposed rezoning to Planned Unit Development is consistent with the proposed Land <br />Use Plan amendment from Medium Density Residential to Highway Business. The proposed <br />rezoning will include uses that are consistent with the purpose of the Highway Business land <br />use classification. <br /> <br />The subject property is adjacent to existing property that is zoned PUD and will be <br />incorporated into that PUD. The proposed land use amendment and rezoning will allow for <br />the creation of a 140 foot buffer, including 50 feet of existing mature vegetation, between <br />Menards and the residences on the east side of Dodge Street. The current situation allows <br />for about a 100 foot buffer between Menards and the residences on the west side of Dodge <br />Street. If lots are platted on the west side of Dodge Street, they will abut the existing outdoor <br />storage area. <br /> <br />The proposed land use amendment and zone change will reduce the amount of traffic on <br />Dodge Street. The nine residential lots shown on the preliminary plat will not be created and <br />the assodated traffic generated by those nine lots will not exist. <br /> <br />Conditional Use Permit <br /> <br />The proposal includes construction of a 67,734 square foot warehouse/storage building, the <br />construction of a canopy to cover a new garden center, the relocation of the emergent7 <br />access, and the construction of a new public access into the lumber yard. Additional <br />landscaping will be planted around the perimeter of the property. The parking lot layout will <br />be modified to accommodate the new flow of truck traffic through the lot. <br /> <br />S:~PL2kNNING\Case Files\2004\CU 04-04 Menards\CU04-04CCA-19.doc <br /> <br /> <br />