01-28-2003 PC MIN - Laserfiche WebLink

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e ELK RIVER PLANNING COMMISSION WORKSHOP NOTES TUESDAY, JANUARY 28,2003 Members Present: Chair Pederson, Commissioners Anderson, Franz, Jenson, Lemke, Offerman and Ropp Members Absent: None Staff Present: Michele McPherson, Director of Planning; Scott Harlicker, Senior Planner; Chris Leeseberg, Planner e The Commission met in workshop to discuss the land use and zoning options for the Ron's Foods area defined by Highway 169 on the west, 5th Street on the north, Line Avenue on the east, and Main Street on the south. Prior to reviewing the staff-prepared options, the Commission discussed the land use and transportation issues in the area. It was noted that commercial along the highway is a natural fit for what is going on in the area with the large box retailers south of Main Street and additional commercial to the north, as well as business park! office to the east in Mulvany Point. Chair Pederson noted, however, that a redevelopment project in the area creates a potential loss of affordable housing for the City. Commissioner Franz stated that any redevelopment or land use change would need to address the traffic congestion currently in the area, as well as acknowledging that MN/DOT's Highway 169 corridor plans include a diamond or cloverleaf interchange with highway access at this location. Commissioner Lemke stated that there needs to be a better transportation connection between Dodge Avenue and Zane Street; that currently there is a lot of vehicle travel that occurs through a predominantly residential area. Commissioner Franz suggested that the City consider changing the R4 areas in the study area to Highway Commercial, and that the single-family area should be changed to R4, Multi-Family. Commissioner Anderson stated that he concurred with the recommendation to change the Multi- Family areas to Highway Commercial, but that a road realignment needs to occur to resolve the traffic issues. Most of the access points are too close to the intersections to create safe traffic maneuvers. Commissioner Offerman noted that there is no good east-west connection near 193rd Avenue, so residents typically leave Highway 169 at Main Street and travel the "back way" to the residential neighborhoods to the north. He questioned what the tax impact would be to the single- family homeowners if the property were guided to High Density Residential. e Staff then reviewed the six options for redevelopment/land use change with the Commission. Option A - Phase 1 affected only the Emporium and the Ron's Foods site and proposed a 45,500 square foot mixed-use office retail/housing project. The Commission felt that it was more of a strip mall versus big box and that there was no ability for the transportation system to support the increased traffic. They did acknowledge that it closes the access onto Main Street from the Emporium site, and that it also "cleaned up the Emporium site". This option presented the least public cost.