6.3. SR 08-18-1997.Aty of
River
MEMORANDUM
Item #
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steve Ach, City rlanner_~
August 18, 1997
Comprehensive Land Use Plan
Amendment by CPDC, Public
Hearing Case No. LU 97-3
6.3.
Issue
Consider Resolution No. 97-__, granting a Comprehensive Land Plan
Amendment changing the land use designation of approximately 80 acres
from LI (Light Industrial) to MR (Medium Density Residential).
Location
The northeast corner of County Road 12 and the Tyler Street alignment.
Zoning/Land Use
Rlc (Single Family Residential) / LI (Light Industrial)
Attachments
· Zoning map
· Land Use Plan map
· Map from East Elk River Planning Study
· Minutes from Council meeting dated March 18, 1996
Overview
One of the components of the Comprehensive Plan Update was to examine
industrial opportunities within the city. The area under consideration was
identified as a possible industrial opportunity based on the limited
knowledge of the property at that time. Subsequently, as the eastern area
began to receive more development interest, staff has acquired additional
information to identify specific wetland locations and other restricting
factors. Based on additional information regarding wetland, topography, gas
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 44t-7425
Memo to the Planning Commission/LU 97-3
July 22, 1997
Page 2
lines and other utility structures, the light industrial land use that was
identified for the subject 80 acres has much less developable area than
originally thought. The development plans for the Waddy Schulze property
has helped formulate some land use decisions for this area.
The Eastern Elk River Planning Study includes a road corridor which is the
realignment of County Road No. 13 which will act as the physical separation
between land uses of light industrial to the west and open space/residential
to the east. The road will act as a similar land use transition south of County
Road No. 12 between future commercial as well as residential, again, on the
east side of the Country Road No. 13 realignment. With the additional
information that has been acquired with the study of this eastern Elk River
area, staff believes the land use plan amendment is one option which makes
good land use sense.
Previous Actions
On March 18, 1996 the City Council denied a request to rezone the subject
property to light industrial. The rezoning application was brought forward to
rezone certain property to conform to the Comprehensive Land Use Plan
designation of LI (Light Industrial). At the meeting several residents spoke
in opposition to the rezoning to industrial.
Planning Commission Recommendation
The Planning Commission recommended approval of the Comprehensive
Land Use Plan amendment by a vote of 5-1.
Recommendation
It is recommended the City Council approve Resolution No. 97-__, for a land
use plan amendment by Contractor Property Developer's Company,
amending the land use plan from LI (Light Industrial) to MR (Medium
Density Residential).
s:\planning\pc\lu97-3.doc
CITY OF ELK RIVER
RESOLUTION NO. 97-
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE FROM
LI (LIGHT INDUSTRIAL) TO (MR) MEDIUM DENSITY
RESIDENTIAL)
CASE NO. LUA 97-3
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2,
prescribes the procedure for amending the Comprehensive Plan, and
WHEREAS, the Planning Commission held a public hearing July 22, 1997,
and recommended approval regarding the Comprehensive Plan amendment
request for the property generally described as:
The northeast corner of County Road No. 12 and the Tyler Street
aligrunent;
and,
WHEREAS, the City Council has reviewed the Comprehensive Plan
amendment request and finds the change to be in general conformance to the
adopted Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of Elk River that the Land Use Plan be amended to change the property as
described above from LI (Light Industrial) to MR (Medium Density Residential).
PASSED by the City Council of the City of Elk River this 18th day of August,
1997.
ATTEST:
Henry A Duitsman, Mayor
Sandra A. Thackeray, City Clerk
fikshrdoc\document\resoluti\lu97-3.doc
,y of
River
TO:
FROM:
DATE:
SUBJECT:
Item # 5.7..
MEMORANDUM
Planning Commission
Steve Ach, City Planner~
July 22, 1997
Comprehensive Land Use Plan
Amendment by CPDC, Public
Hearing Case No. LU 97-3
Request
A Comprehensive Land Plan Amendment changing the land use designation
of approximately 80 acres from LI (Light Industrial) to MR (Medium Density
Residential).
Location
The northeast corner of County Road 12 and the Tyler Street alignment.
Zoning/Land Use
Rlc (Single Family Residential) / LI (Light Industrial)
Attachments
· Zoning map
Land Use Plan map
Map from East Elk River Planning Study
· Minutes from Council meeting dated March 18, 1996
Overview
One of the components of the Comprehensive Plan Update was to examine
industrial opportunities within the city. The area under consideration was
identified as a possible industrial opportunity based on the limited
knowledge of the property at that time. Subsequently, as the eastern area
began to receive more development interest As a result staff has acquired
additional information to identify specific wetland locations and other
restricting factors. Based on additional information regarding wetland,
13065 Orono Parkway · P.O. Box 490 * Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the Planning Commission/LU 97-3
July 22, 1997
Page 2
topography, gas lines and other utility structures, the light industrial land
use that was identified for the subject 80 acres no longer makes sense.
The Eastern Elk River Planning Study includes a road corridor which is the
reahgnment of County Road No, 13 which will act as the physical separation
between land uses of hght industrial to the west and open space/residential
to the east. The road will act'as a similar land use transition south of County
Road No. 12 between future commercial as well as residential, again, on the
east side of the Country Road No. 13 reahgnment. With the additional
information that has been acquired with the study of this eastern Elk River
area, staff believes the land use plan amendment makes good land use sense.
Previous Actions
On March 18, 1996 the City Council denied a request to rezone the subject
property to light industrial. The rezoning application was brought forward to
rezone certain property to conform to the Comprehensive Land Use Plan
designation of LI (Light Industrial).
Recommendation
It is recommended the Planning Commission recommend approval of the
proposed land use plan amendment by Contractor Property Developer's
Company, amending the land use plan from LI (Light Industrial) to MR
(Medium Density Residential).
\\elkriver\sys\shrdoc\planning\pc\lu97-3.doc
LOCATION
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City Council Minutes
March 18, 1996
Page 6
Rezoninq Request b.v the City of Elk River, Public Hearinq Case No. ZC 96-6 ~
Assistant Planner Scott Hadicker indicated that the City of Elk River is initiating a
rezoning from R1c (Single Family Residential to I1 (Light Industrial. The area under
consideration is bounded by Sherburhe Co. Road 13 on the north and west,
Sherbume Co. Road 12 on the south and Tyler Street alignment on the east. Scott
Harticker presented the staff report on this issue. He indicated that the Planning
Commission recommended approval of the request.
Mayor Duitsman opened the public hearing.
Mark Parranto of Delta Development indicating that he is representing a majority
of the property owners that are affected by this request. He indicated that the
Schultz's, Mulvaneys, Austs, and Christians are opposed to the request for zone
change.
Mayor Duitsman informed the residents of the transportation concerns in the
area.
Mike Mulvaney indicated his concerns regarding the increase in property taxes
due to the industrial zoning. He indicated the tax base would triple and
indicated fhat he is opposed to the zone change.
Mayor Duitsman closed the public hearing.
Mayor Duitsman indicated he supported not rezoning the proper'b, at this time.
Councilmember Holmgren concurred with the Mayor. Councilmember Dietz
indicated his concern regarding the need for more industrial land in the eastern
area of the city. Councitmember Scheel indicated that the City should consider
rezoning Industrial Hardfacing property and George Deschene's property as light
industrial but to leave the remainder as R 1 c. Councitmember Farber indicated he
shared Councilmember Dietz's concern, however indicated that there are too
many problems with the property and the rezoning would create a hardship for
the residential property owners.
COUNClLMEMBER FARBER MOVED TO DENY THE RE:ZONING REQUEST BY THE CITY OF
ELK RIVER CASE NO. ZC 96-6 TO RE:ZONE PROPERlh' FROM RlC (SINGLE FAMILY
RESIDENTIAL) TO I1 (LIGH"r INDUSTRIAL) COUNClLMEMBER HOLMGREN SECONDED
THE MOTION. THE MOTION CARRIED 5-0.
5.8. Request by City of Elk River for Rezonin.q, Public Hearinq Case ~ZC 96-7
Assistant Planner Scott Harlicker indicated that the City of Elk River is initiating a
rezoning from R1A (,Single Family Residential) to R le (Single Family Residential) The
property is bounded by 177th Avenue alignment on the north, 173rd Avenue on
the south, Burlington Northern Railroad tracks on the west and Tyler Street
alignment on the east. Scott Harlicker reviewed the staff report for this issue. He
indicated that the Planning Commission recommended approval of the request.