4.1.a. PCSR 06-23-2020 - Laserfiche WebLink

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The underlying land use must support the proposed residential use,which it currently does not,requiring the requested Comprehensive Plan amendment from Highway Commercial to Residential. The existing commercial development is surrounded by single-family homes, a religious institution (residential zoning district), and Highway 169. The subject site is also located along what will become a frontage road connecting two planned interchanges at 197`''Ave/169 and 193Td/169. The interchanges are planned for construction in 2023 and 2024,potentially have significant impacts to surrounding land use needs and guidance. The city is also beginning the Comprehensive Plan update,which includes a focused analysis of land use impacts due to Highway 169 improvements. The city currently has limited opportunities for developable commercial land, especially near the Highway 169 corridor, and this project if approved,will further reduce the already limited inventory. Excerpt from the Comprehensive Plan The Highn ay Business land use ranges from moderate to high intensi0forms of commercial development in Elk River. Businesses in this category may be the largest both in terms of si.Ze and tralcgeneration n'hile also providing services and convenience types of business. Market orientation tends to be regional in nature. Development orientation tends to be tonvard regional highnrays. Future Hi ay Business developments should be located n ithin the Urban Service Boundary and adjacent to regional highn�ays nrith both visibility and access. Examples of Highn"ay Business uses include discount retailers, grocery, restaurants, automotive sales and service,general merchandise, and professional services. The Highnray Business land usefollows the High "ay 969 and High "ay 90 corridors.An important planning issue is providing options to accommodate increased demand for retail and service opportunities that meet access, visibility, and si.Ze requirements. The property is located adjacent to a regional highway and within the Urban Service Boundary. Removing the parcel from the Highway Business land use designation will impact future commercial development opportunities for retail and service uses along 169. The City Council,in May 2019, reviewed a concept plan for this project and generally supported the project through a resolution that was used in an application for state funding. The resolution did not bind the city to future approvals of the project but outlined the process for review. Public Hearing Staff has received numerous comments regarding the proposed project,a few in favor but an overwhelming majority of the comments opposed to project. These comments are attached to the Conditional Use Permit (CU 20-07) Request for Action. Financial Impact None Statutory Review Period Per State Statute §15.99, the required 60-day review period ends on June 23, 2020. The applicant has requested the review period be extended to July 21,2020.