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Planning Commission Minutes <br />Page 2 <br /> <br />January 10, 2006 <br />--------------------------- <br />dedication. Staff recommends approval of the requests with the conditions outlined in the <br />staff report to the Commission dated January 10, 2006. <br /> <br /> Chair Anderson opened the public hearing. <br /> <br /> Victor Pacheco, representing New Century Land Development, applicant - Provided <br />reasons which he felt supported the land use change and rezoning, including: <br /> <br />-One of the two properties in the project is already zoned R3 <br /> <br />-Access to the site for a commercial use is poor <br /> <br />-Market conditions for commercial use are poor <br /> <br />-Attempts to market the site for commercial use have failed <br /> <br />-The property owners have been unable to find a suitable market for the <br />property in the 10 years they have owned it. <br /> <br />-The site is surrounded by residential uses and can only be accessed through <br />residential streets. <br /> <br />Commissioner Offerman stated that he agreed with the applicant that the property would <br />not likely develop as a commercial use, since it is quite far from the core of the City. He felt <br />the project would have value to the 55 and older market. <br /> <br />Commissioner Scott questioned whether the site would be marketable for office use, <br />possibly a light manufacturing use. Mr. Pacheco stated that he felt office users want to be <br />closer to the core of the downtown. He noted that he did not speak with any office users <br />and felt that market is depressed right now. He felt that light industrial development is likely <br />to happen further west on Highway 10. <br /> <br />Commissioner Stevens felt that office condos are becoming popular. He felt that if the <br />market comes back, and this property is developed as residential, they will have lost an <br />opportunity. <br /> <br />Commissioner Westgaard stated that the current access is through residential developments. <br />If it were possible to access the site from Waco, light industrial would be more likely. <br /> <br />Commissioner Offerman stated that he concurred with Mr. Pacheco’s comments and did <br />not see a problem with a 55 and over residential development. He felt the land owner has a <br />right to develop the property and stated he would support the request. <br /> <br />Mr. Pacheco stated that the PUD concept allows a creative way to lay out a very difficult <br />piece of property for development. He stated that this development will be the first thing <br />when motorists enter Elk River city limits. He stated that the development will be an <br />attractive single level living development to serve the needs of active older adults. Mr. <br />Pacheco stated that he has had over 30 meetings with the City staff, boards and <br />commissioners on this project, and has also invested a good deal of time and money. He <br />noted that the City Engineer did not feel it was necessary to attend this evening’s meeting, as <br />they have addressed most of his concerns. He stated that the neighboring residents <br />preferred to see a residential use for the site, rather than commercial. He stated that they <br />will respect the City’s concerns for the wetland buffer. <br /> <br />Commissioner Scott asked if the applicant considered a 2 or 3 story building, such as <br />condominiums. Mr. Pacheco stated that the farther a property is from the metro area, the <br />less interest there is in condominiums. He stated that they did not see a 2-3 story design as <br />being marketable, and that a one-level townhome project was more likely to succeed. <br /> <br />