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Memo to the Planning Commission/ZC 96-615 <br />August 27, 1996 <br /> <br />Page 2 <br /> <br />Overview <br /> <br />In order to control the spread of strip commercial development along this <br />portion of Highway 10, the City is considering rezoning certain properties to <br />light industrial and single family residential. In doing this, the City would be <br />able to concentrate commercial development at the Jarvis Street/Highway 10 <br />intersection, be able to provide some supplemental land available for <br />industrial development outside the urban service area, provide for some open <br />space at the Elk River and Ramsey boundary and reduce the number of split <br />zoned parcels. <br /> <br />By concentrating commercial development around the Jarvis Street/Highway <br />10 intersection a commercial node can be created and limit the possibihty of <br />strip commercial development. The transportation plan calls for Jarvis Street <br />to be a minor arterial and the Jarvis Street/Highway 10 intersection to be <br />signalized. Improvements to Jarvis Street and the extension of 156 Avenue, <br />both east and west of Jarvis, are currently being considered. These factors, <br />along with the proposed Furniture and Things commercial development on <br />the northwest corner of the intersection, will provide for some sohd <br />commercial development opportunities in the proposed C3 zone. <br /> <br />There are three parcels on the northwest side of Highway 10 that because of <br />their current uses will retain the existing C3 zoning. The City recently <br />approved a conditional use permit for Highway 10 Used Auto Sales which is <br />located on one of the parcels. Shimers Produce Market is located on the other <br />two parcels. Both of these uses are allowed in the C3 zone and not allowed in <br />the I1 zone. In order to avoid creating non-conforming uses, it is not proposed <br />that the C3 zoning of these parcels be changed at this time. However, in <br />order to reflect the long range land use plan for those three lots, it is proposed <br />to change the land use plan classification to LI (Light Industrial). <br /> <br />The supply of available industrial land within the urban service area, <br />excluding the business park zone, is close to being exhausted. The proposed <br />expansion of light industrial land would accommodate industrial <br />development opportunities along east Highway 10. This area along Highway <br />10 would be a logical extension of the existing light industrial zoning along <br />the railroad tracks. The properties would be easily accessed from the existing <br />service road on the south side of the highway or the planned extension of <br />156th Avenue on the north. <br /> <br />Rezoning the property south of the Tailwinds Trailer property to residential <br />would provide for some open space between the commercial property in Elk <br />River and the commercial property in Ramsey. This break in the commercial <br />development would provide a point of separation between Elk River and <br /> <br />s:\planning\scott\zc96-15.doc <br /> <br /> <br />