5.2. PCSR 08-03-20101i
Elk REQUEST FOR ACTION
River
TO ITEM NUMBER
Plannin Commission 5.2
AGENDA SECTION MEETING DATE PREPARED BY
Planning Items A t 3, 2010 Jeremy Barnhart
ITEM DESCRIPTION REVIEWED By
Request by City of Elk River to rezone property from I-1 (Light
Industrial) and I-2 (Medium Industrial) to I-3 (General REVIEWED BY
Industrial), Public Hearing -Case No. ZC 10-07
ACTION REQUESTED
Change the zoning of certain properryfrom I-1 or I-2 to I-3.
BACKGROUND/DISCUSSION
The City Council reviewed a new zoning district at their meeting on June 15Th. The new zoning district,
called General Industrial, combines the uses permitted or conditional in the existing I-1 and I-2 zoning
districts. The intent is to remove less intense uses from the urban services district and encourage them in
the I-3 zone, a zone intended to be outside the urban services district.
As of this writing, the Council has not approved the Grdinance, directing staff to make some non-
substantive changes prior to formal adoption. Formal adoption is expected August 2, 2010.
The parcels are currently zoned either I-1 or I-2. The rezoning, if approved, would be consistent with the
Comprehensive Plan.
All permitted uses in the I-1 and I-2 zones are permitted in the I-3 zone, with the exception of water and
sewage facilities. All conditional uses in the current I-2 zone are permitted in the I-3 district. The zone
change is not intended or expected to alter the use of any existing businesses lawfully operating as of
today.
FINANCIAL IMPACT
None
ATTACHMENTS
^ Location Map
^ Draft of the I-3 Zoning district
Action Motion by Second by Vote
Follow Up
N:\Departments\CommunityDevelopment\Planning\Case Files\ZC\ZC 10-07I1 and I2\ZC 10-07 I-3 staff report to PC 8-3-10.dce
N:\Departments\Community Development\Planninq\Case Files\ZC\ZC 10-07 I1 and I2\Location Map.dwg, 7/21/2010 9:57:38 AM
~~~ to be removed
Underlines to be added
ORDINANCE 10-
CITY OF ELK RIVER
AN ORDINANCE OF THE CITY OF ELK RIVER AMENDING
CHAPTER 30 OF THE ELK RIVER, MINNESOTA, CITY CODE RELATING
TO INDUSTRIAL ZONES IN THE URBAN SERVICE DISTRICT
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. Section 30-1292 titled, I-1 light industrial district of the City of Elk
River Code of C+rdinances shall be amended as follows:
Sec. 30-1292. I-1 light industrial district.
(a) Purpose. The I-1 district shall serve as a transition between more industrial uses and
residential and other business uses. This district is appropriate for manufacturing, warehousing, and
similar industrial uses because of access to warehousing, thoroughfares, the full complement of
urban services such as sewer and water, and distance from residential districts. These areas are
intended to encourage the development of industrial uses which are clean, quiet, and free of
hazardous or objectionable elements such as noise, odor, dust, smoke, glare, or other pollutants.
These industries shall be compatible with each other and with surrounding land uses.
(b) Permitted uses. Permitted uses in the I-1 district are as follows:
(1) Light manufacturing.
(2) Medical, dental, and optical labs.
(3) Offices.
(4) Research/designfadlities.
(5) Warehouses.
(6) Water/sewage treatment, municipality owned and operated, and provided
written notice must be sent to all property owners within 350 feet.
(7) Wholesale businesses.
(c) Accessory uses. Accessoryuses in the I-1 district are as follows:
(1) Retail sales, provided:
a. The retail sales activity is not located in an administrative office facility,
but is located within a business, the principal use of which is not
commercial sales.
b. The retail sales activity does not occupy more than 15 percent of the
gross floor area of the occupied quarters.
c. The retail sales activity is accessoryto the principal use.
d. No sign identifying the retail sales is visible from the outside of the
building.
(2) Signs as permitted in section 30-851 et seq.
(d) Conditional uses. Conditional uses in the I-1 district are as follows:
(1) Outdoor storage area accessoryto principal use.
(2) Single-family residential dwelling units accessory to principal uses, provided
that:
a. The nature of the principal use of the property makes it necessary or
highly desirable from both the property owner's and the cites perspective
to have a 24-hour-a-daycaretaker or securityperson reside on the property.
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b. The proposed dwelling unit is designed for and will be used exclusively
by caretakers or security personnel responsible for the security of the
property and the principal use thereof.
c. The proposed building unit will be occupied by no more than two
persons, neither of whom maybe under 18 years of age.
d. There will be only one dwelling unit per lot or, if one principal use is
located on several adjoining lots, per principal use.
e. The proposed dwelling unit will not exceed 800 square feet in size and
will be located within a building serving the principal use of the property
which is no less than 10,000 square feet in size.
f. The principal use of the property is not of such a nature that it would be
dangerous or hazardous to residents of the proposed dwelling unit.
g. The proposed dwelling unit meets all other requirements of this Code
and Minnesota Uniform Building Code for occupancy as a dwelling unit by
a single family. The city council may, if it finds it necessary to do so for the
protection of the health, safety and welfare of persons who may occupythe
proposed dwelling unit, impose additional reasonable requirements or
conditions on the construction and use of the dwelling unit.
h. The conditional use allowing such a dwelling unit in an industrial zone
is deemed to be unique to the principal use of the property and the
ownership of the property and the principal use. Any conditional use
permits granted under this section shall therefore automatically expire if the
principal use of the property changes or the ownership of either the
property or the principal use of the property changes.
Recycling processing centers.
Bottling and distribution.
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(10) Government buildings and facilities.
(11) Broadcasting studios and facilities.
(12) Truck and implement sales.
(13) Commercial kennels (indoor).
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(15) Bus storage. Not to exceed ten buses, unless the property has direct access to
an arterial or collector street.
(16) Dry cleaning establishment.
(17) Governmental offices.
(e) Architectural standards. No provision of section 30-938 except subsection 30-938(2)
pertaining to building finish and subsection 30-938(3) pertaining to roofs applies to this
district.
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Section 2. Section 30-1293 titled, I-2 medium industrial district of the City of
Elk River Code of Ordinances shall be amended as follows:
Sec. 30-1293. I-2 medium industrial district.
(a) Purpose. The I-2 district is intended to accommodate more intense manufacturing and
processing than would be allowed in the I-1 district. Proposed uses would include
manufacturing, production, warehousing with heavy truck traffic and other uses which may
generate nominal off-site impacts.
(b) Permitted uses. Permitted uses in the I-2 district are as follows:
(1) Offices.
(2) Wholesale businesses.
(3) Light manufacturing.
(4) Warehouses.
(5) Auto repair shops.
(6) Bottling and distribution.
(7) Research and design facilities.
(8) Medical, dental and optical labs.
(10) Dry cleaning establishment.
(c) Accessory uses. Accessory uses in the I-2 district are as follows:
(1) Accessory structures.
(2) Signs as permitted in section 30-851 et seq.
(~ Conditional uses. Conditional uses in the I-2 district are as follows:
(1) Concrete/asphalt products and processing.
(2) Foundry, casting, or forging metals.
(3) Manufacturing, heavj
(4) Anunal and poultryprocessing.
(5) Freight and rail yards.
(6)
~ Truck terminals.
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Meat or fish packing.
Bus, truck and implement storage, maintenance and repair.
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(17) Temporary structures.
(18) Government buildings and facilities.
(20) All uses allowed as a conditional use in the I-1 zone.
(21) Governmental offices.
(e) Architectural .rtandar~lr. No provisions of section 30-938 except subsection 30-938(2)
pertaining to exterior building finish and subsection 30-938(3) pertaining to roofing
standards applies to this district.
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Section 3. Section 30-1299 titled, I-3 general industrial district of the City of
Elk River Code of Ordinances shall be added to read as follows:
(b) Permitted uses. Permitted uses in the I-3 district are as follows:
1 Offices.
(2) Wholesale businesses.
(31 Light manuf acturing_
(41 Warehouses.
(5) Auto repair shops.
(61 Bottling and distribution.
(7) Research and design facilities.
(8) Medical, dental and optical labs.
~ Dry cleaning establishment.
(cl Acce.rrory uses. Accessory uses in the I-3 district are as follows:
r (1)~ Retail sales, provided:
a. The retail sales activity is not located in an administrative office facility
but is located within a business, the principal use of which is not
commercial sales.
b. The retail sales activity does not occupy more than 15 percent of the
gross floor area of the occupied quarters.
building.
~ Signs as~ermitted in section 30-851 et seq.
(3) Accessory structures.
~d Conditional uses. Conditional uses in the I-3 district are as follows:
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Sec. 30-1299. I-3 General industrial district.
(al Purbo.re. The I-3 district shall serve as a general industrial zone to provide area for
industrial development not requiring municipal water and sewer. This district is appropriate for
manufacturing, warehousing and similar industrial uses because of access to warehousing. These
(8) Governmental offices.
(9) Grain and feed elevators and mills.
(16) Single-family residential dwelling units accessory to principal usesLprovided
that:
a. The nature of the principal use of the property makes it necessary or
highly desirable from both the property owner's and the cites perspective
located on several ad~olnmg lots,~er prlrlclpal use.
e. The proposed dwelling unit will not exceed 800 square feet in size and
will be located within a building serving the principal use of the property
which is no less than 10,000 square feet in size.
f. The principal use of the property is not of such a nature that it would be
dangerous or hazardous to residents of the proposed dwelling unit.
g. The proposed dwelling unit meets all other requirements of this Code
and the Minnesota Uniform Building Code for occupancyas a dwelling_unit
property or the principal use of the pro-perty changes.
(17) Sexually oriented land uses.
(18) Temporary structures.
(19) Truck terminals.
law.
district.
Section 4. That this ordinance shall take effect upon publication as provided by
Passed and adopted by the City Council of the City of Elk River this 2nd day of August,
2010.
Stephanie Klinzing, Mayor
ATTEST:
Tina Allard, City Clerk
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the proposed dwelling unit, impose additional reasonable requirements or
conditions on the construction and use of the dwelling unit.