09-13-2005 PC MIN - JOINT - Laserfiche WebLink

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Planning Commission Special Joint Meeting 3 September 13, 2005 Page Planning Commissioner Stevens asked if the developers were aware of the traffic issues. Mr. Callister stated that they were given traffic counts and also visited the site. Commissioner Stevens asked for clarification on developer comments for the narrow strip along the east side of Jackson Avenue. Mr. Callister stated that they recommended the area remain single family residential, but with increased density. Planning Commissioner Offerman asked if the developers were involved in residential or commercial development. Mr. Callister stated that two of the developers were involved in both commercial and residential and the third developer did residential development. Commissioner Offerman felt that the commercial developers would be willing to come in when they see the residential rehabilitation become a reality. HPC Commissioner Clifford Lundberg asked what is meant by mixed use. Mr. Callister stated that examples would include a retail/office use on a first floor and housing above, a home/studio, or the uses could be detached. He noted that these uses would be lower volume and would not generate a lot of traffic. Commissioner Toth asked where the developers were from that participated in the market study. Mr. Callister stated they were from the metropolitan area, but were very familiar with Elk River. Senior Planner Scott Harlicker provided background information on the new Old Town land use designation and described the boundaries of the district. He noted that a wide variety mix of uses are included in this area such as retail/service, single family, and multi- family. Mr. Harlicker explained the boundaries of the study area. He stated the only uses not allowed in the Old Town zoning district which are part of the study area are the Light Industrial and Highway Commercial. Mr. Harlicker reviewed the other uses within the study area; four different commercial districts, four different residential districts, and four PUD’s, comparing the land uses and zoning to the proposed uses in the redevelopment district. He stated that there are some areas where the current zoning does not reflect the proposed uses of the concept plan. Mr. Harlicker provided information on form based zoning. He explained that form based zoning does not deal directly with types of uses, but is regulated based on the structures, layout of streets, buildings, setbacks, heights, and densities. The concept of form based zoning concerns what the building and neighborhood will look like, as opposed to the specific use. The types of uses are regulated by the building construction type and its location on the lot. Commissioner Stevens stated that the Planning Commission looked at form based zoning in the past and felt that the study area was an area where it might fit. He felt the form based zoning concept would allow them to regulate what the City wants on a particular site, how they want it to look, and how they want it used. HPC Commissioner Kragness stated he had a positive reaction when reading through the form based zoning information and that it makes sense. He asked how the zoning would be accomplished. Mr. Harlicker stated that each area proposed to be designed would need to go through the proper process. HRA Commissioner Louise Kuester stated that the form based concept with would give the area a more integrated feel and work together.