7.3. SR 05-18-2009 - Laserfiche WebLink

Home Browse Search

Pinnacle. During the meeting on Apri127, 2009, there was concern on the developability of the Pinnacle due to access issues, the market for office buildings in Elk River, and the proximity to the train tracks. Comments received from area property owners since the meeting echo this sentiment. The Plan understands these challenges and recognizes that this area represents a further departure from the current market. It is important to note that the challenges of this area are independent of the Plan. When Highway 10 is improved, either with an additional light at 165t'' Avenue or with the conversion of the route to a freeway, access to the Pinnacle area will be limited. The Plan establishes strategies for maximizing the property values for the property owners with the identification of access routes and cooperative land uses. Interchange. One of the issues resolved during the course of the planning project was the subject of a potential interchange. Several options were considered, ultimately, these were rejected due to MnDOT issues, or in order to maximize the benefit to the study area and the city at large. Ultimately, a location generally north of 165th Avenue was chosen because it meets MnDOT separation criteria and it provides the best option into the study area. An interchange will be expensive, and the benefits may not be immediate; it does seem appropriate to further study the costs of improving access in this area of the community. Next Steps Adoption of the Plan is not the end of the process. Full implementation of the Plan includes several additional steps. The steps identified thus far include: 1. Update City Comprehensive Plan to reflect the changes in land use. 2. Update the City Zoning and subdivision ordinances to make changes that allow implementation of the Plan. These changes will include land uses, design guidelines, and landscaping requirements. 3. Update the City Transportation Plan to reflect the importance of Twin Lakes Parkway and the desired location for the main intersection/interchange onto Highway 10. 4. Prepare a land use plan "addendum" for the portion of the city west of Highway 10. This would consider land use options for the area around Yale Street on the west side of Highway 10, considering the long term challenges to this area are similar to "the Pinnacle." 5. Prepare `interim' access plan, an attempt to consolidate at grade accesses along Highway 10 at 1715f Avenue and the area near 165`h Avenue to determine obstacles and opportunities. 6. Staff will forward any additional steps toward full implementation as they are identified. EDA/ Planning Commission Comments The EDA and Planning Commission both reviewed the Plan. At these meetings John Weicht, property owner/developer in the study area, voiced his concerns, specifically those concerns that a potential RV storage facility proposed for the study area might not be appropriate in the study area. This issue is a central one the Council will face in the coming years. Recognizing that the reinvention of the study area, based on the Plan, will take many, many years, the Council should carefully consider all developments proposed and how each fits into the city's long term vision for this area as identified in the Plan. Each relatively minor land use decision will speak to the area's tone and temperament. For example: How many auto repair places create an auto repair district? The further the market is allowed to deviate freely from the Plan, the greater the assistance from the city (financial and land assembly) it will take to transform the area into the long term vision. This does not mean that all uses have to stop; this merely means that each development is reviewed based on "what's next." Can the large warehouse S:\PLANNING MAIN\Projects\FAST Study Area\FAST memo to Council for approval 5-18-09.doc