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. . . Planning Commission Minutes January 25,2005 Page 5 REQUEST BY THE CITY OF ELK RIVER FOR A CONDITIONAL USE PERMIT TO CONSTRUCT AMUNICIPAL LIQUOR STORE, CASE NO. CU 04- 40, WITH THE FOLLOWING CONDITION: 1. THE DESIGN FEATURES ON THE WEST ELEVATION BE REVISED TO BE SIMIlAR TO THE REMAINING ELEVATIONS. MOTION CARRIED 6-0. 5.5. Request by Toel Larson for Land Use Map Amendment to Change Land Use from LR Low Density Residential to MR Medium Density Residential. Public Hearing - Case No. LU 04- 06 5.6. Request by Joel Larson for Rezoning from R1a Single Family Residential to R3 Townhouse/Multiple Family Residential. Public Hearing - Case No. ZC 04-11 Senior Planner Scott Harlicker explained that the applicant is proposing to develop a 6.4 acre parcel into 32 townhomes. This will require a Land Use Plan amendment to include the parcel in the Urban Service Area, a rezoning from R1a to R3, and eventually preliminary/final plat (at a later date). Mr. Harlicker reviewed the existing conditions and history of a previous request to include this site in the Urban Service Area. Mr. Harlicker discussed the issue of timing and whether or not additional lots south of 175m Avenue should be included as well. He also discussed the issue of zoning the property to R4 since the land use designation is High Density Residential. Commissioner Stevens stated that the Commission discussed at their worksession, placing the entire 80 acres in the Urban Service Area. Ms. McPherson suggested that the Commission make a separate motion to the Council, if that was their recommendation. Commissioner Westgaard asked why the request was denied previously. Mr. Harlicker explained that at that time both the land use and the zoning were designated low density, and the surrounding property owners were against it. The zoning has since be changed to High Density Residential through the updated Comprehensive Plan. Chair Ropp opened the public hearing. Joel Larson, applicant - Stated he was present to answer questions from the Commission. There being no public comment, Chair Ropp closed the public hearing. Commissioner Scott stated that he had no issue with the request, but questioned many other requests they will receive for 5 - 10 acre parcels to be included in the Urban Service Area. Commissioner Westgaard stated he shared the same concern, and it seemed as though this small "chunk" had been left out. Commissioner Lemke concurred. Ms. McPherson stated the Commission needs to act on this request for the single parcel. Commissioner Stevens stated that it makes sense to include the adjacent parcels, given the close proximity to the transit/commuter rail station site, however he had concerns regarding the amount of wetland in this area. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER OFFERMAN TO RECOMMEND APPROVAL OF THE REQUEST BY JOEL lARSON TO INCLUDE CERTAIN PROPERTY AS