5.4. SR 09-20-2010REQUEST FOR ACTION
fiver
'~O ITEM NUMBER
Ci Council 5.4.
AGENDA SECTION MEETING DATE PREPARED BY
Plannin Se tember 20, 2010 erem Barnhart, Plannin Mana er
ITEM DESCRIPTION REVIEWED By
Request by Phoenix Enterprises for Conditional Use Permit to
Amend Hillside Crossing II PUD Agreement to Allow REVIEWED BY
Institutional Uses, Case No. CU 10-18 -Public Hearing
ACTION REQUESTED
Staff and the Planning Commission recommend Conditional Use Permit approval amending the Planned
Unit Development Agreement to allow institutional uses as a conditional use in parcels in the
Northbound Crossings governed by the Hillside Crossing II PUD agreement.
BACKGROUND/DISCUSSION
The current property is governed by the Hillside Crossing II Planned Unit Development Agreement.
This agreement was approved in 1996. Outlot A of Hillside Crossing II was replatted as Northbound
Crossings in 1999.
At the time, the property owner adopted the permitted uses of the C-4 zoning districts, and named a
number of conditional uses. These conditional uses did not include "institutional uses". The property
owner has now requested an amendment that would permit them as a conditional use. Staff is supporting
this as an interim use.
This is a policy discussion regarding whether or not it is appropriate to open up the limited commercial
areas for non-commercial development. Staff supports the request because:
1. Institutional uses are deemed appropriate in standard commercial zoning districts.
2. The standards of a conditional use permit review address negative impacts to orderly
development and neighboring properties„
3. The existing infrastructure developed for commercial uses can accommodate institutional uses.
4. There is little negative impact expected on adjacent uses.
Planning Commission Discussion
Planning Commissioners reviewed the item at their meeting on September 14, 2010. They did not have
concerns over the general amendment; their comments were specific to the proposed church. The
Planning Commission recommended approval unanimously, 6-0 (Commissioner Scott was absent).
Public Comment
Staff has received no comment fox or against the proposal before the meeting. No one commented
during the public hearing.
CU 10-18
Phoenix Enterprises
FINANCIAL IMPACT
None
ATTACHMENTS
^ Planning Commission staff report dated September 14, 2010
^ Draft amendment
Page 2
ACt1O11 Motion by Second by Vote
FOllow Up
C:\Documents and Settings\XPMUser\Local Settings\Temporary Internet Files\OLKGG\Staff report to CC 9-20-10 .doc
REQUEST FOR ACTION
TO ITEM NUMBER
Planning Commission 5.2.
AGENDA SECTION MEETING DATE PREPARED BY
Plannin September 14, 2010 Jeremy Barnhart, Planning Manager
ITEM DESCRIPTION REVIEWED By
Request by Phoenix Enterprises for Conditional Use Permit to
Amend Hillside Crossing II PUD Agreement to Allow REVIEWED BY
Institutional Uses, Public Hearing -Case No. CU 10-18
ACTION REQUESTED
Conditional Use Permit approval, amending the Planned Unit Development Agreement to allow
institutional uses in parcels in the Northbound Crossings governed bythe I~illside Crossing II PUD
agreement.
BACKGROUND/DISCUSSION
The current property is governed by the Hillside Crossing II Planned Unit Development Agreement.
This agreement was approved in 1996. C-utlot A of Hillside Crossing II was replatted as Northbound
Crossings in 1999.
At the time, the property owner adopted the permitted uses of the G4 zoning districts, and named a
number of conditional uses. These conditional uses did not include "institutional uses". The property
owner has now requested an amendment that would permit them as a conditional use.
This is a policy discussion regarding whether or not it is appropriate to open up the limited commercial
areas for non commercial development.
Analysis
If the propertywas zoned G3 (Highway Commercial), institutional uses are a conditional use. That said,
staff generally does not support the use of commercial parcels for non commercial uses. This concern is
tempered somewhat if the institutional use was permitted as an interim use. This seems to balance the
desires of the property owner to use the parcel in a down economy, while protecting the long term
commercial aspect of the area.
FINANCIAL IMPACT
None
ATTACHMENTS
^ Location Map
^ Letter of request from property owner
^ Plat of Northbound Crossing
^ Plat of Hillside Crossing II
Case File No. QJ 10-18
September 14, 2010
Page 2
Phoenix Enterprises
Action Motion by Second by Vote
Follow Up
N:\Depann~rns\CorrununityDevelopment\Planning\Case Files\CUP\CU 10-18 Phoenix Enterprises\Staff report to PC 9-1410.doc
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August 2, 2010
The City of Elk River
13065 Orono Pkwy.
Elk River, MN 55330
Dear City Counsel Members,
When I developed Northbound Crossings Mall, I came to an agreement with the City of
Elk River on the P.U.D. agreement and the building uses, but I did not anticipate the need
to include institutional users.
I have recently been contacted by a local group that wishes to use the southerly 10,000
square feet of the building for a church. I hereby request the City of Elk River amend
the P.U.D. agreement to allow for institutional uses.
Thank yo'u fqf your consideration in this matter.
Y~
Richard C. Foster
Chief Manager
Phoenix Enterprises, LLC
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FOR TFE PURPOSES OF TFIIS PLAT, ~ 981h Av(
TIE SOUTH LINE OF LOT 2, BLOCK I, >< ~ NW
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CITY OF ELK RIVER
SHERBURNE COUNTY, MN.
KNO W ALL MEN BY THESE PRESENTS: That Phpenlx Enterprises HC2A, ILC. a Minnesota Limited Liability Company, fee owner. of Itro following desaibad
property sduetetl In the Ccurlty of Sherburne. State d Minrteaota to wR:
Lo12. Block T, HILLSIDE CROSSING FIVE, a coMing ro the plat on file and of record in the olflce d Iha County Rewrder, Shemume County, Minnesota.
Hes caused the sanm to be sunreyed and platted as NORTHBOUND CR0SSIN65 end does hereby donaM and dedicate ro the public for public use frnever the
eesemerds ea drown on lhia plat Iw utility and dreinage purposes only. In wanesa whereof nerd Phoenu Emerp; iaas HC2A, ILC, a Minnesota Llmitetl Liability
Company.. has caused these preaenta to be aignad Dy ila Proper officer this a2 9 ~ day of /Hv4dCJf , 199.
PHOENIX NTERPRISES HC2A, LLC.
By: ~ ~e.~-
Ridrerd C. Foster, Chief Manager
SPATE OF ^A+AJ
courarr of 11~
The foreganp'mlrumentwes admowledged befrne me Nis a_~day of r. uRd.'ri , 199. by Richard C. Foster, Chief Manager of
Phoenix En[erpr sea HC2A, LLC, a Minneede Lrmiled Li b Idy C pant b h If ol9aid oompeny
,. dV1H a _.,., -----~-Ia~~iR_1s~~1~ue88eotrri MN
swya *emuTS. Notary Pu be ty,
~`M My Commbslon Expires
I hereby cerLy that I have aurveyetl and planed fhe property deacribatl on Ihis plat ea NORTH9OUND CROSSINGS' that this plat Is a wrred representehon of
the survey that all d stencea ere aonedly shown on Na plat in feet end hundredths of a foal That ail monumanta have been wrracily placed ~n the ground es
shown, Net Iha Dole ea boundary Ilnes are corredly des gnaled On ttta plat arM Ihal there ere no wet lands or public hlghwage to be deslBnetetl other than ae
StroWn on Iha plat as defned in Minnecole Statulas 505.02, Subtl. 1. ~ a /Y ~ ^ ,a
Chadasd F~ [An)ntlerean Lea nda SSurv(e('yora -+
Minnesota license No 21753
State d Mmnesote
County or Hennepin The foregoing imvument was acknowdetlgad before me IhN day of , 199, by Charles F. Anderson,
Minnesota Lroanee No. 21753. ~LJ~(/~~ ~~,~~ ~ ~/~,(~_ J(//
1~`Myi~aj i4]MaMtrn~'M1n~n Notary Public Hennepin County, Minnesota
ar ~. ,rNr. mn yR My Commies on Exp'rea Jenuery 31.2000
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Approved ntl accepted Dy Me Clly CounWl of the CNy of Elk River, Sherburne County, Minneeola al a meeting held Ihis motley of
/{AA,tC/.t 189_.
AWN-p J. ~_ Mayor 4 Alleai: ~a~!-~ Clark ~~~•~^_.._ _...-
I IasraDy certi}yI that proper ewtlence of t11M has Dean preaenlsW to antl examined by me, and I hereby approve Ihis plat es to fofm and ezecutlon min
agt^t~~.•dayol M/'.~ero6. 19g2.
_ `- '1~~^'J .Elk River City Attorney
PureuaM to Sharburtro Coumy Ord'manta Number 003. I hereby certKy that this plat hen been checked end approved es Ip compliance with Chapter 505,
Mlnne/~a~ol9 Statutes Ntls E6 p~^~ day of f~[g{L_,_, 199,_
ey_ts~.x4°~ ~,- ~~~wre-4± SherbumeCOUntySurveyor
1 hereby ce ' taxis pavebl<in tie yesr ~ ~1'~ ~ o lands Mrein de bed are paid in Ibll, and ihtte arc no ddinquem lazes, and [liar truvftt wss errtered this ~O Any of
,199 st~,R?Q-daekl?_M.and~xvddyvaaeraedm~Bxamem ~Ner:/^/~/^'^"'-~--
IJ^/~Qd=X' a~C4.lJ~,~ __Shcrbume County AudimrRrcexarer
1 hereb fy chat This ins mnn ryes algid in the OtRc<of the County Recorder for rxard on this ..J(J b Cey of 1YY.K14C^1'l ___, I9~_ at
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AMENDMENT N0.4
to
HILLSIDE CROSSING II
PLANNED UNIT DEVELOPMENT AGREEMENT
CITY OF ELK RIVER, SHERBURNE COUNTY, MINNESOTA
THIS AMENDMENT NO. 4 is made as of the day of , 2010, by and between
the CITY OF ELK RIVER, Sherburne County, Minnesota (the City), and Phoenix Enterprises, LLC.
WITNESSETH:
WHEREAS, on May 6, 1996, the City of Elk River and Elk River Development Corporation
hereto entered into Hillside Crossing II Planned Unit Development Agreement; and
WHEREAS, during 1999, the Elk River City Council approved the further subdivisions of
the Property, said subdivision known as Northbound Crossing ;and
WHEREAS, Phoenix Enterprises, LLC. owns Lots 1, Block 1 of Northbound Crossing; and
WHEREAS, on September 20, 2010, the Elk River City Council approved an amendment to
allow Institutional Uses as an Interim Use in the Northbound Crossing subdivision.
NOW, THEREFORE, it is hereby agreed by and between the parties here as follows:
1.) The Hillside Crossing II Planned Unit Development Agreement is hereby amended
to allow an Institutional use as an interim use on the property described as Northbound Crossing
2.) The words, phrases, terms, and conditions used herein shall be interpreted the same
as those used in the Hillside Crossing II .
3.) All other terms and conditions of the Hillside Crossing II Planned Unit
Development Agreement, as amended, shall remain in full force and effect and shall be binding upon
the parties hereto, except to the extent clearly inconsistent with the terms and conditions of this
Amendment No. 3.
IN WITNESS WHEREOF, the parties have caused this Amendment No. 4 to be duly
executed in their names and on their behalf on or as of the date first above written.
ATTEST: CITY OF ELK RIVER
Tina Allard
Its: City Clerk
PROPERTY OWNER:
Phoenix Enterprises, LLC
Stephanie Klinzing
Its: Mayor
By:
Its: President
STATE OF MINNESOTA )
ss.
COUNTY OF SHERBURNE )
The foregoing instrument was acknowledged before me this day of
2010, by Stephanie Klinzing and Tina Allard, the Mayor and City Clerk,
respectively, for the City of Elk River, Minnesota.
Notary Public
STATE OF MINNESOTA )
ss.
COUNTY OF SHERBURNE )
The foregoing instrument was acknowledged before me this
2010, by
of
Notary Public
STATE OF MINNESOTA )
) ss.
COUNTY OF SHERBURNE )
The foregoing instrument was acknowledged before me this
2010, by
day of
of
Notary Public
day of
C:\Doaiments and Settings\XPMUser\Local Settings\Temporary Internet Files\OLK66\Hillside Cross 4 amend.doc